Home Renters’ Rights Act Renters’ Rights Act Guidance for tenants

Advice for private rented sector tenants

From 1 May 2026, the Renters’ Rights Act introduces new rules for private tenancies in England.

These changes give tenants stronger rights. Complaints about landlords must be dealt with by local councils (via Citizens Advice) or through legal routes (such as the First-tier Tribunal).

Official guidance is available on the Government website.

How we can help

We can help with complaints about how a letting agent has acted, for example:

  • “The agent didn’t pass on my offer or information to the landlord”
  • “The agent gave me incorrect or misleading information about the tenancy”
  • “The agent didn’t give me reasonable notice of an inspection”

We will look at the agent’s role only and not the decision made by the landlord. We will not be able to tell you if they have breached the legislation; this is the role of the courts and the First-tier Tribunal.

If your complaint is about whether something is legal or whether your landlord has broken the law, contact your local council or seek legal advice.

If your complaint is about how the agent acted towards you, we may be able to help.

The Property Ombudsman will not be able to help where your landlord has breached the new legislation.

We can’t help with complaints about your landlord’s decisions, for example:

  • “My landlord says my tenancy is fixed-term / has ended and I don’t think that’s right”
  • “My rent has been increased and I think it’s unfair or done incorrectly”
  • “I was refused a property because I have children or receive benefits”
  • “My landlord refused my request to keep a pet”
  • “My landlord has given me a notice to leave or is trying to evict me”

While these decisions may be communicated to you by an agent, these are decisions made by the landlord and are matters that can be dealt with by legal and enforcement organisations.

Many of the new rights under the Renters’ Rights Act are enforced by your local council or through the courts or tribunal.

From 1 May 2026:

  • Local authorities have new duties and powers to enforce the law
  • They are being given funding, training and guidance to do this
  • They can investigate landlords (and their agents), issue financial penalties, and take enforcement action

You can get help approaching your local council through Citizens’ Advice.

In some cases, you may also need:

Key changes from 1 May 2026

What this means

  • Landlords and agents must provide new tenants with a written Tenancy Agreement containing key details.
  • Existing tenants must be given the government information sheet by 31 May 2026.

Advice for tenants

  • Check that you have been provided with the correct information, and contact your landlord or agent if you feel anything is missing.
  • If information is still not complete, you can share your tenancy agreement and any communications with the local council (via Citizens Advice); the local council may issue a financial penalty.

Who can help

 

What this means

  • Most tenancies will change to Assured Periodic Tenancies – meaning any fixed end date is removed and your tenancy continues month by month until either you or the landlord decide to end it. This happens automatically; no new agreement is needed.

Advice for tenants

  • If you feel the landlord or agent has misrepresented the tenancy type, you can share the details with your local council (via Citizens Advice).

Who can help

What this means

  • An asking rent must be published and the landlord or agent cannot request, encourage, or accept offers above the advertised rent.

Advice for tenants

  • You cannot make an offer over the published advertised rent.
  • Share any communications, property adverts and your agreement with the local council if you have been asked to pay more than the advertised rent.

Who can help

What this means

  • Rent cannot be requested or accepted before the tenancy agreement is signed. Once signed landlords and agents can request a maximum of one month’s rent.
  • A holding deposit (up to one week’s rent) and a security deposit can still be requested before a tenancy agreement is signed.

Advice for tenants

  • Once the tenancy has started you can choose to pay any amount of rent early. This is your decision, and landlords and agents cannot demand rent in advance of the due date agreed in the tenancy agreement.
  • Keep proof of payments, your agreement and relevant communications and share with your local council. If rent is already paid, you may be able to seek repayment through the First-Tier Tribunal.

Who can help

 

What this means

  • Landlords and agents must use the Section 13 process and provide a formal notice (form 4A) for increases. This process can only be used once in any 12-month period.
  • The landlord must give you at least 2 months’ written notice to increase the rent.
  • The rent cannot be increased in the first year of your tenancy.
  • Rents must be fair market rent. Tenants can challenge a rent increase at the First-Tier Tribunal.

Advice for tenants

  • Seek advice on validity of notice and collect evidence of local market rents.
  • If you remain unhappy with the amount or the reasons given for the increase, you may be able to challenge this at the First-Tier Tribunal.

Who can help

What this means

  • Refusing or discouraging applicants because they have children or receive benefits.
  • Using “no DSS” / “no children” statements in adverts will be against the law.

Advice for tenants

  • Keep adverts and application correspondence; share with your local authority.

Who can help

What this means

  • Landlords must consider requests to keep a pet and cannot impose blanket bans.
  • Any refusal must be reasonable in the circumstances.

Advice for tenants

  • Include details of the specific pet in your written request to the landlord (type of animal, its size, how much room it may need).
  • Be ready to provide further details on the pet if requested.
  • The landlord should respond in writing within 28 days.
  • Keep copies of correspondence. You will need these to go to Court if you believe the refusal is not reasonable.

Who can help

  • Court.

What this means

Advice for tenants

  • Landlords must provide you with the correct notice, which includes the reason for ending the tenancy and the notice period before you are required to leave.
  • If you feel the notice is incorrect, you can share a copy of your tenancy agreement and the notice you received with local council, who can investigate and may issue a financial penalty. Seek urgent advice if you are being pressured to leave.
  • You can also apply to FTT for misuse of grounds and may be eligible for Rent Repayment Order

Who can help

What this means

  • Grounds 1/1a cannot be used in the first 12 months of a tenancy.
  • After using the moving in or selling grounds to regain possession (Grounds 1/1a), the landlord and any agent acting for them must not relet or remarket the property within 12 months, unless an exception applies.

Advice for tenants

Who can help

What this means

  • You can give two months’ written notice to end a tenancy in an Assured Periodic Tenancy.
  • Your written notice must align with the rent period, and one tenant can end the tenancy for all joint tenants under a joint tenancy agreement.

Advice for tenants

  • Keep a copy of your written notice and any relevant communications with the landlord or agent.
  • You must pay rent until the tenancy ends.
  • You and the landlord can agree to you moving out earlier.
  • If your notice is refused, your local council can help you.

Who can help

What this means

  • Most student tenancies will convert to Assured Periodic Tenancies. Landlords may use Ground 4A to regain possession of student HMOs.
  • Purpose-built student accommodation and halls of residence are exempt and not subject to the Renters’ Rights Act.

Advice for tenants

  • If you think you have the wrong tenancy type or have been served an incorrect notice, share information with your local council.

Who can help