Renting gives you flexibility, but it’s important to know your rights before you sign anything. This guide covers the rules for tenants in England in the most detail, including the major changes brought in by the Renters’ Rights Act, with brief notes on Scotland, Wales and Northern Ireland.
Key takeaways
- In England, most fees are banned. Holding deposits are capped at one week’s rent and tenancy deposits at five weeks’ (six if rent is £50,000 a year or more).
- Your deposit must be protected in a government-backed scheme within 30 days.
- Expect referencing, an affordability check and Right to Rent checks in England.
- The Renters’ Rights Act abolishes Section 21 “no fault” evictions and moves tenancies to a periodic model, with reforms being phased in.
- Scotland, Wales and Northern Ireland each have their own tenancy laws.
Working out what you can afford
Before you start viewing, work out a realistic budget. Remember to include council tax, energy, water, broadband and contents insurance on top of rent. Our rent affordability calculator can help.
Fees: the Tenant Fees Act 2019 (England)
In England, the Tenant Fees Act 2019 bans most fees that landlords and letting agents used to charge tenants. You cannot be charged for viewings, referencing, credit checks or setting up a tenancy.
What you can be asked to pay
- Rent
- A refundable holding deposit — capped at one week’s rent, to reserve a property while checks are done
- A refundable tenancy deposit — capped at five weeks’ rent where annual rent is under £50,000, or six weeks’ where it’s £50,000 or more
- Changes to the tenancy you request — capped at £50 unless the landlord can show higher reasonable costs
- Early termination you request — limited to the landlord’s reasonable costs
- Utilities, council tax, TV licence and communication services where the tenancy says so
- Default fees for a lost key or late rent (more than 14 days late), within set limits
If you’ve been charged a banned fee, you can ask for it back and report it to your local council’s trading standards team.
Wales has similar rules under the Renting Homes (Fees etc.) (Wales) Act 2019. Scotland has long banned most tenant fees.
Tenancy deposit protection
If you pay a deposit on an assured shorthold tenancy in England (or the equivalent in other nations), your landlord must protect it in a government-backed tenancy deposit protection scheme. In England and Wales these are:
- Deposit Protection Service (DPS)
- mydeposits
- Tenancy Deposit Scheme (TDS)
In England and Wales the landlord must protect it within 30 days of receiving it and give you the “prescribed information” explaining which scheme is used and how to get your money back. If they don’t, you may be able to claim compensation of between one and three times the deposit.
At the end of the tenancy, the schemes offer a free dispute resolution service if you disagree with deductions. Take dated photos at check-in and check-out to support your case.
Referencing and guarantors
Most landlords and agents will check:
- Your identity and credit history
- Your income and employment
- References from previous landlords
A common affordability test is the 30× rule: your annual income should be at least around 30 times the monthly rent. For example, a rent of £1,000 a month would need an income of around £30,000.
If you don’t meet the test — perhaps you’re a student, self-employed or new to the UK — you may be asked for a guarantor. A guarantor agrees to pay the rent if you don’t, so they’ll be referenced too. Some tenants use a commercial guarantor service instead.
Right to Rent (England)
In England, landlords must check that every adult tenant has the right to rent in the UK before the tenancy starts. You’ll usually need to show a passport or use the Home Office online share code service. These checks don’t apply in Scotland, Wales or Northern Ireland.
The Renters’ Rights Act (England)
The Renters’ Rights Act is the biggest change to private renting in England for decades. Its implementation is phased: the main tenancy reforms commence on 1 May 2026, while other parts, such as the landlord database and ombudsman, are being introduced in later stages. Always check GOV.UK for the current status.
No more Section 21 “no fault” evictions
Section 21 notices, which let landlords end a tenancy without giving a reason, are abolished. Landlords must instead use a specific legal ground under Section 8 — for example, rent arrears, antisocial behaviour, or the landlord wanting to sell or move in. Some grounds have protected periods at the start of a tenancy and longer notice periods.
All tenancies become periodic
Fixed-term assured tenancies are replaced by periodic tenancies that roll on month by month. Tenants can end the tenancy by giving two months’ notice. Existing assured shorthold tenancies convert to the new system.
Rent increases once a year
Landlords can increase rent no more than once a year, using the Section 13 procedure with proper notice. If you think a proposed increase is above the market rate, you can challenge it at the First-tier Tribunal. Rent review clauses in tenancy agreements no longer apply.
Ban on rental bidding
Landlords and agents must publish an asking rent and can’t ask for or accept offers above it. Limits are also placed on how much rent can be asked for upfront.
Right to request a pet
You can ask to keep a pet, and the landlord can’t unreasonably refuse. They must respond within a set timeframe and give reasons if they say no.
No discrimination against families or people on benefits
Landlords and agents can’t refuse to let to someone because they have children or receive benefits. Blanket “No DSS” or “no children” policies are banned.
Database and ombudsman
A new Private Rented Sector database will require landlords to register themselves and their properties. A new landlord ombudsman will give tenants a free route to resolve complaints. These are being introduced in later phases.
Decent Homes Standard
The government plans to apply a Decent Homes Standard to privately rented homes for the first time, and “Awaab’s Law”-style timescales for fixing hazards such as damp and mould. Check GOV.UK for when these take effect.
Renting in Scotland, Wales and Northern Ireland
Scotland
Most new tenancies since December 2017 are private residential tenancies (PRTs). They’re open-ended, with no fixed term, and landlords can only end them using one of the set eviction grounds. Landlords must be registered with their local council, and deposits must be protected in an approved Scottish scheme.
Wales
The Renting Homes (Wales) Act 2016 replaced tenancies with occupation contracts. Tenants are called “contract-holders” and must receive a written statement of their contract. Landlords must register with Rent Smart Wales, and there are longer minimum notice periods for no-fault possession.
Northern Ireland
Northern Ireland has its own private tenancy laws, including deposit protection, limits on rent increases and notice-to-quit rules. Check nidirect for the current position.
Before you sign: a checklist
- Read the tenancy agreement in full.
- Check you’ve received the EPC, gas safety record and (in England) the How to Rent guide.
- Get a detailed inventory and check-in report.
- Confirm your deposit is protected and note the scheme.
- Ask who to contact for repairs and emergencies.
If you’re a landlord, see our landlord compliance guide.
This guide is general information, not legal or financial advice. Rules change — check GOV.UK or speak to a qualified professional.