Private renter, social housing tenant, or thinking about your rights? This guide covers the Renters' Rights Act 2025, deposits, repairs, rent increases, and what to do if your landlord isn't playing fair.
Landlords who served a valid Section 21 notice before 1 May 2026 must have issued court proceedings by 31 July 2026. After this date, all pending Section 21 proceedings are invalid. If you have an old Section 21 notice, check whether proceedings were issued before 31 July.
The Renters' Rights Act 2025 abolished Section 21 "no fault" evictions in England from 1 May 2026. Landlords must now use one of the specific Section 8 grounds to seek possession. This is the biggest change to private renting in decades.
Since Section 21 is abolished, landlords must now use Section 8 and prove a specific ground for possession. Key grounds include:
| Ground | Type | Notice period |
|---|---|---|
| Rent arrears (2 months+) | Mandatory | 4 weeks |
| Anti-social behaviour | Mandatory/discretionary | 2 weeks – 1 month |
| Landlord wants to sell | Discretionary | 2 months |
| Landlord or family wants to move in | Discretionary | 2 months |
| Redevelopment | Discretionary | 2 months |
For discretionary grounds, the court has discretion whether to grant possession even if the ground is proven. This is stronger protection for tenants than under the old Section 21 regime.
Your landlord must:
The maximum deposit is 5 weeks' rent (or 6 weeks if annual rent exceeds £50,000). If your landlord fails to protect the deposit, you can claim 1–3 times the deposit amount at court, and they cannot serve a valid Section 8 notice for rent arrears until the deposit is protected.
Under the Homes (Fitness for Human Habitation) Act 2018 (which applies to all residential tenancies), your home must be fit for human habitation throughout the tenancy. This covers:
Report all repairs to your landlord in writing and keep a copy. If repairs are not carried out in a reasonable time, you can report to your local council's housing team (who can issue improvement notices) or sue in the county court.
Under the Renters' Rights Act 2025, your landlord can only increase your rent:
If you believe the proposed rent is above market rent, you can challenge it at a First-tier Tribunal (Property Chamber) before the increase takes effect. The tribunal will set a fair market rent.
Email your landlord or send a written letter. Keep copies. If repairs are ignored after a reasonable time, report to your local council.
Search on the three approved schemes: DPS, MyDeposits, and TDS. If it's not protected within 30 days of paying it, you may have a claim.
You have until the date the increase takes effect to challenge at tribunal. Don't pay the increased rent while a challenge is pending without advice.
Contact Shelter or Citizens Advice immediately. An unlawful eviction or invalid notice may mean you don't have to leave.
Your tenancy agreement, inventory, deposit protection certificate, prescribed information, and any correspondence with your landlord are all important.
Changing the locks, removing your belongings, or cutting off utilities to force you out is illegal. Call the police and contact Shelter urgently.
Describe your situation and get guidance on your rights as a tenant under the Renters' Rights Act 2025.
Use the Free Checker →Shelter: 0808 800 4444 — housing emergency helpline
Citizens Advice: 0800 144 8848
Deposit Protection Service: depositprotection.com
GOV.UK: gov.uk/private-renting
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