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How to Rent Guide: Everything You Need to Know Under the New Renters’ Rights Act

Kathryn Strachan
27 May 2026

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Table of Contents

Renting privately in England has changed significantly in 2026. 

Whether you are a first-time renter or you have been renting for years, this how to rent guide covers every stage of the renting journey from searching for a property to understanding your rights if things go wrong and has been updated to reflect the landmark changes introduced by the Renters’ Rights Act 2025.

What Is the How to Rent Guide?

The How to Rent Guide is an official government document produced by the Ministry of Housing, Communities and Local Government. It is a legal requirement for landlords in England to provide tenants with a copy of the current How to Rent Guide at the start of a new tenancy. You can download the latest version of the How to Rent Guide on GOV.UK.

If your landlord fails to provide you with the How to Rent Guide, it can affect their ability to serve certain notices so it is worth checking whether you received it when your tenancy began.

Landlords must provide tenants with the most up-to-date version of the How to Rent Guide. Providing an outdated version does not fulfil the legal obligation.

How to Rent in England: A Step-by-Step Guide

Whether you are renting for the first time or moving to a new property, the process of renting privately in England follows a broadly similar journey. Here is your step-by-step how to rent guide, updated for 2026.

Step 1: Work Out What You Can Afford

Before you begin searching for a property, it is important to have a clear picture of your budget. As a general rule, your monthly rent should not exceed 30–35% of your take-home pay. Factor in additional costs such as:

  • Council tax
  • Utility bills (gas, electricity, water)
  • Broadband and TV licence
  • Contents insurance
  • Food and transport

Many landlords and letting agents will conduct an affordability check and require your annual income to be at least 2.5 to 3 times the annual rent. Be realistic about what you can comfortably afford before committing to a tenancy.

Step 2: Search for a Property

Once you have a budget in mind, begin your property search. The main channels for finding private rental properties in England are:

  • Online property portals such as Rightmove, Zoopla, and OnTheMarket
  • Local letting agents
  • Social media groups and community boards
  • Word of mouth particularly useful in competitive rental markets

When viewing properties, take notes and photographs (with permission), check the condition of appliances, look for signs of damp or mould, and confirm what is included in the rent — for example, whether any bills are included.

Step 3: Understand What Landlords Can and Cannot Ask For

Under the Tenant Fees Act 2019, landlords and letting agents in England are prohibited from charging most upfront fees. Permitted payments are limited to: the rent itself, a refundable tenancy deposit (capped at 5 weeks’ rent where annual rent is under £50,000), a refundable holding deposit (capped at 1 week’s rent), payments for defaults (such as lost keys), and charges to change the tenancy. Full details are on GOV.UK.

If a landlord or agent asks you to pay a fee that is not on the permitted list, such as a reference fee, viewing fee, or admin fee, is unlawful and you should report it to your local Trading Standards office.

Step 4: Referencing and Right to Rent Checks

Before your tenancy begins, your landlord or letting agent will typically carry out referencing checks. These commonly include:

  • Identity verification
  • Credit checks
  • Employment verification and income checks
  • Previous landlord references

Landlords in England are also legally required to carry out a Right to Rent check to confirm that all adult tenants have the legal right to rent property in the UK. More information is available on GOV.UK.

Step 5: Review Your Tenancy Agreement Carefully

Once referencing is complete and your application is accepted, you will be asked to sign a tenancy agreement. Do not rush this step. Read every clause carefully and make sure you understand:

  • The rent amount and payment date
  • The deposit amount and which protection scheme it will be held in
  • Your responsibilities as a tenant (e.g. garden maintenance, minor repairs)
  • The landlord’s responsibilities (e.g. structural repairs, boiler servicing)
  • The notice period required to end the tenancy
  • Any rules about pets, smoking, or subletting

Under the Renters’ Rights Act 2025, any clause in your tenancy agreement that conflicts with your legal rights is automatically unenforceable but it is still better to raise concerns before you sign rather than after.

Step 6: Pay Your Deposit and First Month’s Rent

Before moving in, you will typically need to pay:

  • A tenancy deposit (up to 5 weeks’ rent where annual rent is under £50,000)
  • Your first month’s rent in advance
  • A holding deposit of up to 1 week’s rent (if not already paid during the application stage and should be deducted from the first payment)

Your landlord must protect your deposit in one of three government-approved tenancy deposit protection schemes within 30 days and provide you with the prescribed information about where it is held. The approved schemes are the Deposit Protection Service, MyDeposits, and the Tenancy Deposit Scheme. If your landlord fails to do this, you may be entitled to compensation of up to three times the deposit amount.

Step 7: Complete a Property Inventory

Before or at the start of your tenancy, carry out a thorough check-in inventory with your landlord or letting agent. This is a detailed record of the condition of the property and everything in it. A good inventory should include:

  • The condition of all rooms, walls, floors, and ceilings
  • The condition and functionality of all appliances
  • Meter readings for gas and electricity
  • Any existing damage or wear and tear

Both you and your landlord should sign the inventory. Keep a copy. This document will be crucial if there is any dispute about your deposit at the end of the tenancy.

Step 8: Know Your Rights as a Tenant

Once your tenancy begins, you have a range of legal rights that your landlord must respect. Under the Renters’ Rights Act 2025 and existing housing law, your key rights include:

  • The right to live in a property that is safe, in good repair, and free from serious hazards
  • The right to have repairs carried out within a reasonable time
  • The right to challenge rent increases at the First-tier Tribunal
  • The right to request a pet — which your landlord cannot unreasonably refuse
  • The right not to be evicted without a legally valid ground for possession
  • The right to at least 2 months’ notice before your landlord can seek possession
  • Protection from retaliatory eviction if you complain about the condition of the property

What Has Changed Under the New Renters’ Rights Act?

This how to rent guide has been updated to reflect the sweeping changes introduced by the Renters’ Rights Act 2025, which came into force on 1 May 2026. If you rented before this date, much of what you knew about the rules may have changed. Here is a summary of the most important updates:

No-Fault Evictions Are Abolished

The most significant change for renters is the abolition of Section 21 no-fault evictions. Landlords can no longer ask you to leave simply because they feel like it or want the property back. They must now have a legally recognised ground for possession such as rent arrears, antisocial behaviour, or wishing to sell and must serve a Section 8 notice. This applies to all existing and new tenancies.

All Tenancies Are Now Rolling

Fixed-term tenancy agreements with a set end date no longer exist in law. All assured tenancies became rolling periodic tenancies on 1 May 2026. This means your tenancy continues automatically each month until you or your landlord ends it through the correct legal process. If your tenancy agreement has an end date, it no longer applies.

Rent Increases Are Capped to Once Per Year

Landlords can now only increase the rent once every 12 months, and must give at least 2 months’ written notice using the official Form 4A. Any increase must reflect open market rent. If you believe a proposed increase is above market rate, you can challenge it at the First-tier Tribunal.

You Have the Right to Request a Pet

Under the new rules, you can formally request to keep a pet in your rented home. Your landlord cannot apply a blanket refusal. 

They must consider your request individually and, if they refuse, must provide the reason in writing. You can challenge an unreasonable refusal in court.

Greater Protection in the First 12 Months

During the first 12 months of your tenancy, a landlord cannot evict you on the grounds of wanting to sell the property or move a family member in. This gives you meaningful security in the early stages of a new tenancy.

During Your Tenancy: Your Ongoing Rights and Responsibilities

Repairs and Maintenance

Your landlord has a legal duty to keep the structure and exterior of the property in repair, and to maintain heating, hot water, gas, and electrical systems. Under the Homes (Fitness for Human Habitation) Act 2018, your home must be fit for human habitation throughout the tenancy. If your landlord fails to carry out repairs, you can report them to your local council or take action through the courts.

Rent Payments

Always pay your rent on time and keep records of your payments. If you are struggling to pay your rent, contact your landlord as early as possible and seek advice from Citizens Advice or your local council about potential support, including Universal Credit housing costs.

Giving Notice to Leave

If you decide to leave your rented property, you must give your landlord written notice of at least 2 months. The notice must end on a rent payment date or the day before. Keep a copy of your notice and send it in a way that creates a record for example, by email.

At the End of Your Tenancy: Getting Your Deposit Back

When your tenancy ends, your landlord must return your deposit within 10 days of you both agreeing how much you will receive. They can only make deductions for:

  • Unpaid rent
  • Damage beyond fair wear and tear
  • Cleaning costs where the property has been left in a worse condition than at the start
  • Missing items listed in the inventory

If you disagree with any deductions your landlord proposes, you can raise a dispute through the deposit protection scheme that holds your deposit. Each scheme has a free, independent Alternative Dispute Resolution (ADR) service. You do not need a solicitor to use it.

Always compare the check-out condition of the property against the original check-in inventory. Photographs and written records taken at both the start and end of the tenancy are your strongest evidence in any deposit dispute.

What to Do If Things Go Wrong

If you face a problem during your tenancy, whether it is a dispute over repairs, an unfair rent increase, or an illegal eviction attempt, here is what you can do:

  1. Put everything in writing. Always communicate with your landlord by email or letter so you have a record.
  2. Give your landlord a reasonable opportunity to resolve the issue before escalating.
  3. Contact your local council if your landlord is failing to carry out essential repairs or if you are at risk of an illegal eviction.
  4. Seek free legal advice from Citizens Advice, Shelter, or the Housing Loss Prevention Advice Service if you are facing eviction.
  5. Challenge any Section 21 notice issued on or after 1 May 2026 is not valid.
  6. Use the First-tier Tribunal to challenge rent increases you believe are above market rate.

Useful Resources for Renters

How to Rent Guide: Key Facts at a Glance

  • Landlords must provide tenants with the official How to Rent Guide at the start of every tenancy
  • Most upfront fees are banned under the Tenant Fees Act 2019
  • Deposits must be protected in an approved scheme within 30 days
  • All tenancies are now rolling. Fixed end dates no longer apply
  • Section 21 no-fault evictions are abolished from 1 May 2026
  • Rent can only be increased once per year with 2 months’ written notice
  • You have the right to request a pet. Landlords cannot unreasonably refuse
  • You must give at least 2 months’ written notice to end your tenancy
  • Your deposit must be returned within 10 days of agreeing the final amount

Final Thoughts

Renting privately in England in 2026 looks significantly different to what it did just a few years ago. The Renters’ Rights Act has shifted the balance of power in favour of tenants, providing greater security, fairer treatment, and clearer routes to challenge landlords who do not play by the rules.

Whether you are searching for your first rental property, settling into a new home, or navigating a dispute with your landlord, this how to rent guide is your starting point. Know your rights, keep records, and do not hesitate to seek advice if something does not seem right.

Need help understanding your rights as a renter?

Contend is an AI-powered legal platform built to help renters in England get clear, reliable answers about their rights in plain English, with no jargon and no expensive solicitor fees. Whether you want to check whether your landlord is acting lawfully, understand the How to Rent Guide, challenge a rent increase, or respond to an eviction notice, Contend gives you personalised legal guidance in minutes.

Get free legal guidance today at contend.legal.