Renting privately in England

Most people who rent from a private landlord sign an agreement and then get on with living in their home. The rules behind that agreement changed in England on 1 May 2026. These notes follow the government's guidance for tenants on rent, deposits, pets and notice. Scotland, Wales and Northern Ireland have their own rules.

A tenancy that rolls on

Most private tenants in England now have an assured periodic tenancy. It runs from week to week or month to month, and it has no end date. On 1 May 2026, existing assured tenancies became rolling tenancies automatically. That included assured shorthold tenancies. Tenants did not need to do anything for the change to happen.

A tenancy is usually this type when the home is your main home, your landlord lives elsewhere and you have your own room. Shelter has a tenancy checker for anyone who is unsure.

When the rent goes up

Your landlord can raise the rent once a year. They cannot raise it in the first year of the tenancy. They must give you at least two months' notice on a form called Form 4A. People call this the section 13 process.

You may think the new rent is higher than the open market rent. That is the rent the landlord could expect if they let the home again on the open market. In that case you can ask the First-tier Tribunal to look at it.

Deposits and rent in advance

Before you sign, a landlord or agent can ask for a holding deposit of up to one week's rent. The tenancy deposit can be up to five weeks' rent when the yearly rent is under £50,000. Above that, the limit is six weeks' rent.

Your landlord must protect the deposit in a government-approved scheme within 30 days of getting it. At the end of the tenancy, they must return it within 10 days of you both agreeing how much you get back.

A landlord or agent cannot ask for rent before you both sign the agreement. Between signing and moving in, they can usually ask for one month's rent at most. For weekly rent, the limit is 28 days' rent.

Looking for a place

A written advert for a rental home must state a specific rent. After that, a landlord or agent cannot ask you to offer more or accept a bid above the advertised rent. You can report rental bidding to the local council. The council can fine a landlord or agent up to £7,000.

Asking to keep a pet

You can ask your landlord in writing to keep a pet. Describe the animal, its size and how much room it needs. Your landlord has 28 days to reply in writing. They cannot refuse without a fair reason.

An allergy in the household, or a home too small for the animal, can be a fair reason. A landlord simply disliking pets usually is not. Once your landlord agrees, they cannot change their mind.

Leaving, or being asked to leave

To end the tenancy yourself, you give notice in writing. A letter, an email or a text all count. If the agreement does not say how much notice, you give at least two months. Your landlord cannot ask for more than two months.

Section 21 "no fault" evictions ended on 1 May 2026. A landlord now needs a legal reason, such as selling the home, moving in or unpaid rent. They must give you a section 8 notice naming that reason. The notice is usually at least two months and can be up to four. A landlord cannot evict you to move in or sell during the first 12 months of the tenancy.

Only a court can order you to leave. Illegal eviction is a criminal offence. If you get written notice, the Housing Loss Prevention Advice Service gives free legal advice.

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