Tenants’ rights and responsibilities explained

When you apply for social housing, you’re usually placed on a waiting list. Homes are then made available to those most in need, based on your council or local authority’s criteria. So you’re not guaranteed to get a home. 

But everyone who rents one has the right to a safe and secure home. This means you should have problems sorted as quickly as possible. You can also ask to swap your home if it no longer meets your needs, perhaps because it’s too small. 

The Renters’ Rights Act becoming law in England means private tenants will soon enjoy increased rights and protections – find out more in What the Renters' Rights Act 2025 means for you.

Changes will start from 1 May 2026, but for now, your tenancy rights stay the same.

When renting, the minimum you can expect is a safe, warm and well-maintained home. You should also be left in peace, known as ‘quiet enjoyment’.  

This means your landlord or letting agent must: 

• repair problems in a reasonable amount of time
  
• ask your permission if they need to enter the property, such as to make repairs and inspections, and  
  
• return your full deposit if there’s no damage or unpaid rent when you leave. 
  

In return, most tenancy agreements will ask you to: 

• pay your rent on time 
  
• take good care of the property  
  
• report any problems as soon as possible, and 
  
• return the property in the same condition and level of cleanliness (except for normal wear and tear). 
  

The definition of these can vary, so it’s important to read your tenancy agreement carefully before signing. If you fail to meet your responsibilities, you could: 

• face late fees
  
• not receive your full deposit back, or 
  
• be asked to leave (evicted).  
  

This applies if you’re renting privately, typically on an assured shorthold tenancy, private tenancy or standard contract.

Some tenancy agreements will change with the introduction of the Renters’ Rights Act.

If you currently have a fixed term assured shorthold tenancy your agreement will change to a ‘rolling’ contract, known as an assured periodic tenancy.

You won't need to do anything - this change will happen on its own from 1 May 2026. 

Periodic tenancies continue on a month-by-month or weekly basis, until: 

• you give 2 months' notice to leave, or

• your landlord has a legal reason to end it.

Your landlord can only end your tenancy by going to court, and they need a legitimate reason to evict you.

A tenancy agreement will typically list: 

• your rent – how much, when it’s due and if it can be increased 
  
• the deposit – how it will be protected and returned 
  
• the names of everyone involved – like all tenants and the landlord 
  
• which bills you’re responsible for 
  
• what you can and can’t do – such as decorating and anti-social behaviour 
  
• items in the property and their condition – known as an inventory  
  
• how repairs should be requested 
  
• the length of your tenancy – and if it can be ended early 
  
• if you can rent to others, known as subletting – like getting a lodger  
  
• what happens at the end of the tenancy.  
  

If you’re not sure about anything, always ask your landlord or letting agent before signing. See our Moving checklist for private renters for more information and tips. 

A landlord licence or register is designed to allow councils and local authorities to raise standards in renting. For example, your landlord might have to pass certain checks and complete training. 

If they don’t have the correct licence, they might have to refund up to a year’s rent and might not be able to evict you. But the rules on who needs a licence depend on where you live.  

You’ll usually need to pay a deposit before you can move in. This should be returned in full when you move out, provided you’ve met all the terms of your tenancy agreement.  

This usually includes leaving the property in the same condition as when you moved in (apart from normal wear and tear) and not missing any rent or bill payments. 

To help, carefully check the inventory and take photographs when you first move in. See more tips in our Moving checklist for private renters.

Most new rental agreements require your deposit to be protected in a government-approved protection scheme. This means an independent company holds on to your money instead of your landlord or letting agent. 

Your landlord must tell you which protection scheme provider has your money, usually within 30 working days of receiving it.

If you need help at the end of your tenancy, see How to sort a dispute with your landlord.

The responsibilities listed in the tenancy agreement fall to those named on it.

• If only your name is listed, you are solely responsible for the rent and property. This can happen if:
  
  • you rent a room in a shared house
  • you let people move in but don’t update the tenancy agreement.
• If all your names are listed, you share the responsibilities equally – known as a joint tenancy or joint contract. This means:
  • you could be legally responsible if someone else doesn’t pay their rent or causes damage
    
  • you might need permission from all tenants to move out early.

See Renting with a partner or housemates for more help and information.

If you have a fixed-term tenancy agreement or contract, such as six months, your rent cannot usually increase during this period.  

But always check your tenancy agreement as there might be a ‘break clause’ that would allow a rent review.  

If you rent from your council, local authority or a housing association, rent usually increases every April – following rules set by government and regulators.  

See Help with rent increases, arrears and if you’re struggling to pay for more information. 

From 1 May 2026, your landlord can only put your rent up once a year. If your current tenancy has a rent review clause or suggests your rent may go up at other times, this will no longer apply.

Instead, your landlord needs to give you two months' notice in writing (called a Section 13 notice). This notice will tell you the new rent amount, when it starts, and how to challenge it if you think it's unfair.

If you think your rent increase is too high, you can challenge it using evidence including:

• How much similar properties rent for in your area (known as 'market rent')

• Problems with your property - if you're waiting for repairs, you may be able to argue it's unfair to increase your rent.

• Recent rent rises – if your rent went up recently, you can ask for the new increase to be cancelled or reduced.

You have one month from receiving the Section 13 notice to send a written response.

If your landlord rejects your challenge, you can take it to an independent tribunal. They'll decide what a fair market rent should be.

Your landlord can usually ask for the property back in two ways.

1. For any reason – often known as a Section 21 notice or ‘no fault’ eviction: 
   1. when a fixed-term tenancy ends, or 
   2. at any time during a rolling contract.  
2. If you break any of the terms in your tenancy agreement, such as: 
   1. not paying your rent 
   2. anti-social behaviour 
      
   3. sub-letting without permission. 

Either way, you must be given notice. How long you get depends on why you’re being evicted and where you’re renting. Which? has a summary of the legal eviction notice periodsOpens in a new window

It’s always worth seeing if you can resolve any issues at this stage, such as agreeing a new repayment plan. See How to sort a dispute with your landlord for help with common problems. 

If you can’t agree, and your landlord still wants to evict you, you’ll be expected to leave before the date on the eviction notice letter – but you don’t have to. Your landlord needs to go to court to remove you.

See Help if you’re being evicted for more information.  

From 1 May 2026, landlords can no longer evict you without giving a reason. This ends Section 21 'no-fault' evictions in England.

Your landlord will need to give you a valid reason (called a 'ground') if they want you to leave. 

Valid reasons include:

• they plan to sell the property 

• they want to move in themselves (or a close family member)

• there are serious breaches of your tenancy agreement, such as rent arrears.

Your landlord must give you the reason in writing, with evidence to back it up. They'll do this by giving you a Section 8 notice.

Notice periods vary depending on the reason but are generally longer than the current two months given with a Section 21 notice. 

The last date landlords can issue a Section 21 notice is 30 April 2026, and they have until 31 July to start court proceedings. 

If you receive an eviction notice, check the dates carefully. Make sure you understand the reason your landlord has given, and if you're not sure the eviction is valid, get advice early. Act quickly as you may have a limited time to challenge it.

Your tenancy agreement will list any bills that are included as part of your normal rental payment. If it doesn’t, it’s your responsibility to pay all bills.  

These usually include: 

• energy (gas and/or electricity) 
  
• water 
  
• Council Tax or Rates 
  
• internet 
  
• TV Licence (if you watch live TV) 
  
• contents insurance. 
  

Unless someone else takes care of certain bills, like a ‘bills included’ contract, you’re free to choose your own providers.  

You don’t normally need your landlord’s permission to switch unless you’re having anything physically installed, like a new fibre broadband connection. 

See How to save money on household bills for more help. It’s also worth checking if you qualify for a Council Tax or RatesOpens in a new window discount. 

If items in your home are stolen, lost or damaged, contents insurance is designed to give you the money to help put things right.

A policy is optional though, so it’s up to you to take one out. Our guide to contents insurance has full help, including how to find a cheap deal. 

The other type of home insurance is called buildings, which covers the structure of the property, like the roof, walls and doors. But this is your landlord’s responsibility, so you only need to consider contents.  

If you rent with other people, such as a house share, you’ll need to agree how you’re going to split the bills.  

At least one person needs to be named on each account, known as the bill payer. If you take this on, you’ll be responsible for paying that bill on time – even if others haven’t paid you their share.  

If you’re unable to pay, you could personally face late fees and damage to your credit rating. Before missing a payment, contact your provider and ask for help. They might offer you a more affordable repayment plan, for example.

See Talking to your creditor and Renting with a partner or housemates for more help. 

Before you’re accepted for a property, you might be asked for a rent guarantor. This is someone who’s legally responsible to pay your rent if you can’t. 

This might happen if you have a low income, poor credit score or have never rented in the UK before.  

Your guarantor will usually be someone you know, like a family member or friend. They might also have to meet certain criteria, such as: 

• owning their own home 
• earning a certain amount 
• passing a credit check. 

Ask your guarantor what they’d expect from you if they had to pay your rent. Ideally they should put this in writing for example, repaying them over a certain period.

If you’re unable to find a suitable guarantor, you might be able to pay a certain amount of rent upfront in advance instead.

If you’re asked to be a rent guarantor, always read the tenancy and guarantor agreements to understand what you’re signing up for.  

You’ll usually be responsible for any missed rental payments for:

• the entire time the tenant stays in the property, or 
• until they sign a new agreement. 

So you could be a guarantor for many years.  

If you don’t pay, you could be taken to court for the tenant’s debt. This could then negatively impact your own credit rating. 

Before agreeing, plan how you’d pay their rent each month if you were called upon – our free and easy-to-use Budget planner can help. Also consider if this responsibility could damage your relationship.  

If you don’t feel comfortable with anything, don’t agree. See How to have a conversation about money for help.