Renter's Rights Guide
Your rights as a tenant in England and Wales — deposits, repairs, eviction protection, and how to challenge unfair charges.
Your tenancy agreement
Most private renters have an Assured Shorthold Tenancy (AST). This gives you the right to live in the property for the agreed term (usually 6 or 12 months initially), after which it typically becomes a periodic (rolling monthly) tenancy. Your landlord cannot enter without giving at least 24 hours notice except in emergencies, and cannot change the terms without your agreement.
Deposits
Your landlord must protect your deposit in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receiving it and provide you with prescribed information. If they fail to do this, you can claim 1–3x the deposit amount through the courts. Deposits are capped at 5 weeks rent (for annual rent under £50,000). At the end of the tenancy, deductions must be evidenced and reasonable.
Repairs and maintenance
Your landlord is legally responsible for the structure and exterior, heating and hot water systems, gas and electrical safety, and ensuring the property is fit for habitation. Report problems in writing and keep copies. If your landlord fails to act, contact your local council's environmental health team — they can issue improvement notices and even prosecute.
Rent increases
During a fixed term, rent can only be increased if there is a rent review clause in the tenancy agreement. For periodic tenancies, the landlord must give at least one month notice using a Section 13 notice. You can challenge an excessive increase at a First-tier Tribunal. Rent increases cannot be used as retaliation for requesting repairs.
Eviction protection
Your landlord must follow the correct legal process to evict you. A Section 21 "no fault" eviction requires 2 months notice and can only be served after the fixed term, if the deposit is properly protected, and if valid gas and energy certificates have been provided. Section 8 is for specific grounds like rent arrears (2+ months) or antisocial behaviour. Illegal eviction (changing locks, harassment) is a criminal offence.
The Renters Reform Bill
The Renters (Reform) Bill proposes to abolish Section 21 "no fault" evictions, create a national landlord register, give tenants the right to request pets, and establish a new ombudsman for private rented sector disputes. Implementation is being phased — check current status as provisions are being introduced gradually.