The UK rental market has undergone its biggest transformation in decades. The Renters' Rights Act, which received Royal Assent on 27 October 2025 and came into effect on 1 May 2026, has fundamentally changed the balance of power between landlords and tenants.
If you're an expat navigating the rental market, this is excellent news. Tenant rights are now stronger than ever, but you need to understand how the new rules work to take full advantage of them.
This guide covers what has changed, what landlords can and cannot do, and what you should know before signing a tenancy agreement.
The End of No-Fault Evictions
The single biggest change is the abolition of Section 21 — the notorious "no-fault" eviction clause that allowed landlords to evict tenants with just two months' notice, for no reason at all.
Under the old rules, you could be the perfect tenant — paying rent on time, looking after the property — and still receive an eviction notice out of the blue. This made it nearly impossible to put down roots or challenge poor housing conditions without fear of retaliation.
What has changed:
- Landlords can no longer issue Section 21 notices
- Every eviction now requires a specific, legally valid reason (called a "ground for possession")
- Valid grounds include: the landlord needs to sell the property, the landlord wants to move in, or the tenant is in serious rent arrears (like missed payments for 3 months)
- The landlord must obtain a court order to evict you
This means you can finally complain about repairs, challenge unfair treatment, or simply settle into your home without the constant threat of arbitrary eviction.
New Tenancy Structure: Rolling Tenancies
The Act has also abolished fixed-term tenancies. All private tenancies are now "assured periodic tenancies" — often called rolling or open-ended tenancies. This is what locked JB in for 3 years without an ability to move on to another place - read more in the interview.
What this means for you:
- Your tenancy has no end date and continues until you choose to leave or the landlord obtains a valid possession order
- Existing Assured Shorthold Tenancies (ASTs) automatically converted to periodic tenancies on 1 May 2026
- To leave, you must give your landlord two months' written notice (though this can be shortened with your landlord's written agreement)
The upside is security: you cannot be forced out just because a fixed term ended. The downside is that break clauses no longer exist in the same way — but since you can leave with two months' notice anyway, this is rarely a problem.
What Landlords Can Charge: The Rules on Fees and Rent
The Tenant Fees Act 2019 applies. Landlords and agents cannot charge you for referencing, administration, or inventory fees. The only permitted payments are:
- The rent
- A refundable holding deposit (capped at 1 week's rent)
- A refundable tenancy deposit (capped at 5 weeks' rent)
- Payments to change the tenancy when requested by you (capped at £50)
- Default fees for late rent or lost keys
New restrictions on rent payments:
- You must sign the tenancy agreement before paying any rent
- Landlords cannot request more than one month's rent between signing and the tenancy start date
- Once the tenancy begins, landlords cannot request rent before it is due
Rent Increases
Rent can now only be increased once per year, and the landlord must give you at least two months' notice. If you believe the proposed increase is above the market rate, you can challenge it at the First-tier Tribunal.
Rental Bidding is Banned
Under the new rules, landlords and agents must publish the asking rent in any property advert. They are prohibited from asking for, encouraging, or accepting offers above the advertised price. This puts an end to the bidding wars! I remember back in 2022 people would queue to view a flat and then the agent would say if you add additional fifty a month, you can have it, otherwise it's gone with another tenant.
Holding Deposit vs Security Deposit
When you find a flat you like, you will encounter two types of deposits. It is crucial to understand the difference between them.
What is a Holding Deposit?
A holding deposit is a payment you make to reserve the property while the landlord or agent processes your references. Once you pay this, the landlord must take the property off the market.
The Rules:
- Cap: It cannot be more than 1 week's rent.
- Refund: If you pass referencing and sign the contract, this money is usually put towards your first month's rent or your main security deposit.
- Risk: You can lose this deposit if you decide to pull out of the agreement, provide false or misleading information, or fail a "right to rent" check.
What is a Security Deposit?
Also known as a tenancy deposit, this is the main chunk of money held for the duration of your tenancy to cover any damages or unpaid rent when you move out.
The Rules:
- Cap: It is legally capped at 5 weeks' rent (for properties where the annual rent is under £50,000).
- Protection: By law, the landlord must place your deposit in a government-approved tenancy deposit protection (TDP) scheme within 30 days of receiving it. They must also give you written proof of this.
- Return: If you leave the flat in the condition you found it (accounting for fair wear and tear), you will get the full amount back.
Discrimination Protections
The Renters' Rights Act makes it illegal for landlords or agents to discriminate against tenants who:
- Have children
- Receive benefits (housing benefit, Universal Credit, etc.)
This means landlords cannot refuse to show you a property, withhold information about availability, or reject your application simply because you have kids or receive government support. If you encounter "No DSS" policies or similar discriminatory practices, you can report the landlord to your local council.
Renting Without a UK History: Upfront Rent and Guarantors
If you have just arrived in the UK, passing standard referencing can be difficult because you won't have a local credit history or previous UK landlords to vouch for you.
In this scenario, landlords will typically ask for one of two things:
- A UK Guarantor: Someone living in the UK with a solid income who legally agrees to pay your rent if you default.
- Upfront Rent: If you cannot provide a guarantor, the landlord may ask for additional rent upfront.
Important change: Under the new rules, landlords cannot request more than one month's rent between signing the agreement and your move-in date. This is a significant improvement for expats who previously faced demands for 3-6 months upfront.
However, landlords may still use guarantor services or request a guarantor as a condition of the tenancy. If you are budgeting for a move, my comprehensive guide on the cost of living in London can help you estimate these initial setup costs.
The Tenancy Agreement: What to Check Before Signing
Never rush into signing a tenancy agreement without reading it. All new tenancies are now assured periodic tenancies (not the old ASTs), but you should still verify key details. If you are unsure about the legal jargon, using an AI tool like ChatGPT to translate clauses into plain English can be incredibly helpful.
Notice Periods
Since fixed-term tenancies no longer exist, the concept of break clauses has changed. You can now leave any tenancy by giving two months' written notice — you are no longer locked into a 12-month commitment. However, check your agreement for any specific procedures for giving notice.
Pet Policies
The Renters' Rights Act gives you the right to request a pet. You must submit a written request, and the landlord is required to consider it within a set timeframe and provide valid reasons if they refuse.
While this is not an absolute right to have a pet, it shifts the burden onto the landlord to justify any refusal rather than allowing blanket "no pets" policies. Make sure any permission is confirmed in writing.
Required Information
Your landlord must provide you with the Renters' Rights Act Information Sheet 2026 and certain tenancy information in writing. If they fail to do this, they may face penalties — and it could affect their ability to evict you in the future.
Enforcement: What Happens if Your Landlord Breaks the Rules?
The new Act comes with real teeth. If your landlord violates these rules, you can report them to your local council:
- Initial or minor non-compliance: Fines up to £7,000
- Serious, persistent, or repeat non-compliance: Fines up to £40,000 or criminal prosecution
- Rent Repayment Orders: For certain offences, you may be able to recover up to 24 months' rent
What's Still Coming
Some provisions of the Renters' Rights Act have not yet been implemented and will come into effect later:
- Private Rented Sector Database (a landlord register to check if your landlord is compliant)
- Private Rented Sector Ombudsman (a free dispute resolution service)
- Awaab's Law (stricter requirements for dealing with hazards like damp and mould)
- Decent Homes Standard (minimum standards all rental properties must meet)
The government will publish guidance closer to these implementation dates.
Next Steps
Understanding your rights will make your flat hunt significantly smoother and protect you from being taken advantage of in a fiercely competitive market. The Renters' Rights Act has given tenants more power than ever — but only if you know how to use it.
If you haven't started your search yet, head over to my practical guide to renting in London, which covers the best websites to use, how to decipher London postcodes, and exactly how the viewing process works.
For official guidance on the new rules, visit the government's Private Renting is Changing campaign website.