For Tenants

From 1 May 2026, private renters in England have stronger protections, including the end of Section 21 no-fault evictions, a move to assured periodic tenancies, clearer rent increase rules and improved rights around pets and unfair discrimination. Tenants still have responsibilities, including paying rent, looking after the property, reporting repairs and following the tenancy terms.

No. For private assured tenancies in England, landlords can no longer use Section 21 to evict without giving a reason. They must rely on a valid possession ground and follow the correct legal process. A tenant does not have to leave simply because a landlord asks informally. Court process may be required if the tenant does not leave after valid notice.

Most private renters in England are now on assured periodic tenancies, meaning the tenancy rolls on rather than being tied to a traditional fixed term. This gives tenants more flexibility and security. Your landlord or letting agent should provide written information about the key tenancy terms where required.

Under the new assured periodic tenancy system, tenants generally have greater flexibility to end their tenancy by giving the required notice. The current notice period is two months. Always give notice in writing and keep a copy. Do not simply move out without agreeing the end date, returning keys and settling rent.

Yes, but the rent increase must follow the correct legal process. From 1 May 2026, rent increases for assured periodic tenants normally require a valid Section 13 notice, and tenants may be able to challenge a proposed increase at the First Tier Tribunal if they believe it is above market rent. Do not ignore a rent increase notice. Check the date, amount, notice period and your options quickly.

Letting agents and landlords can only charge permitted payments. These include rent, a capped tenancy deposit, a capped holding deposit, certain default fees, utilities or council tax where agreed, and limited charges for tenancy changes or early termination. Fees such as referencing fees, general admin fees or compulsory check-in fees are generally not allowed unless they fall within a permitted category.

Tenancy deposits are capped under the Tenant Fees Act. The cap depends on the annual rent, and the deposit must be protected in an approved tenancy deposit scheme if it is taken for an assured tenancy. Rental levels in the East Midlands mean that the tenancy deposit is usually the equivalent of 5 weeks rent. Your landlord or agent should tell you which scheme is being used and provide the required deposit information.

A holding deposit is money paid to reserve a property before the tenancy is granted. It is capped at one week’s rent and must be handled according to the Tenant Fees Act rules. There are strict rules about whether the holding deposit is to be retained by the agnet/landlord, or repaid to the applicant if the tenancy does not proceed. Before paying, ask what checks will be carried out, when the tenancy should start and under what circumstances the holding deposit can be retained or refunded.

You can request permission to keep a pet, and landlords cannot unreasonably refuse. However, you should not move a pet in without permission if your tenancy requires consent. Landlords can consider reasonable factors such as property suitability, lease restrictions and potential damage. Put your request in writing and include useful details about the pet.

The Renters’ Rights reforms strengthened protections against blanket discrimination. Landlords and agents should not apply blanket bans against tenants with children or tenants receiving benefits. Applications should be considered fairly, using relevant affordability and suitability evidence rather than automatic exclusions.

Landlords are usually responsible for repairs to the structure, exterior, heating, hot water, sanitary installations and key services. Tenants should report repairs promptly and allow reasonable access for inspections and contractors. For urgent issues such as no heating, unsafe electrics, leaks, damp, mould or security problems, report the issue as soon as possible and keep a written record.

Report the problem in writing, include photos where helpful and keep a timeline. If the landlord or agent does not respond, follow the complaints process and consider contacting the local council’s private sector housing team for serious safety or disrepair issues. Do not withhold rent without professional advice, as this can put your tenancy at risk.

Depending on the property, tenants should receive key safety information such as gas safety details where gas is present, electrical safety information, EPC information and deposit protection details. Landlords must also comply with smoke and carbon monoxide alarm rules. If you are unsure whether something is missing, ask the letting agent in writing.

Yes. Landlords or agents in England must check adult occupiers’ Right to Rent before the tenancy starts. They should carry out checks fairly and should not discriminate based on nationality, race or background. You may be asked for documents or to use an online share code, depending on your immigration status and document type.

In most situations, landlords or agents should give reasonable notice and arrange access with you. Tenants are entitled to quiet enjoyment of their home. There may be exceptions in genuine emergencies, such as a serious leak, fire or immediate safety risk. Routine inspections and viewings should be arranged properly.

This depends on the tenancy agreement and property type. In many private rentals, the tenant pays council tax, gas, electricity, water, broadband and TV licence, unless bills are included in the rent. Always check the advert and tenancy information before signing. If bills are included, ask exactly which bills and whether there are fair usage limits.

Contact your landlord or letting agent immediately. Explain the situation, propose a payment plan and seek debt or housing advice if needed. Serious rent arrears can be a legal ground for possession, so early communication is important. Shelter notes that the Renters’ Rights Act changed some rent arrears possession rules from 1st May 2026.

You should ask permission before decorating, changing flooring, putting up shelves or making alterations. Some landlords will agree to reasonable changes, especially if the property is returned to its original condition at the end. Get permission in writing. This helps avoid deposit disputes later.

Leave the property clean, remove belongings, return keys, settle rent and bills, and take dated photos at checkout. If the landlord proposes deductions, ask for evidence such as invoices, inventory comparisons or photographs. If you disagree, you can use the tenancy deposit scheme’s dispute resolution process. Deposit schemes are designed to help resolve disputes fairly.

Cope & Co. can help tenants search for suitable rental homes, arrange viewings, explain the application process, manage referencing and support move-in. For tenants searching “properties to rent near me”, “letting agent Derby” or “best letting agent near me”, local guidance can make renting simpler and less stressful. A good letting agent should communicate clearly, explain fees and documents upfront, and help tenants understand their rights and responsibilities.