Finding a home
A bit of planning before you start viewing makes the right home much easier to spot.
Start with your budget. As a rough guide, many landlords look for a yearly income of around 30 times the monthly rent. Then think about real life: the commute, schools, parking, and whether you'd miss having some outdoor space.
At viewings, check the heating and the water pressure, look for damp, and see whether there's a phone signal and somewhere to put all your things. Ask which bills are included, the council tax band and the energy rating (EPC); rented homes must be rated E or above. There should be a smoke alarm on every floor, and it's worth asking whether the home needs a council licence, as many shared homes do.
Letting agents must belong to a redress scheme (The Property Ombudsman or the Property Redress Scheme), so there's someone to complain to if things go wrong. And watch out for scams. Never hand over money before you've seen the place and checked who you're paying.
Browse homes to rent or tell us what you're looking for.
Applying and referencing
Found somewhere you love? Here's what happens next.
To take the home off the market while the checks are done, you'll usually pay a holding deposit of no more than one week's rent. The landlord then normally has 15 days to agree the tenancy. You get the holding deposit back within 7 days, or it goes towards your first rent, unless you pull out, don't take all reasonable steps to sign the tenancy agreement by the deadline, fail the Right to Rent check or give false or misleading information.
Referencing usually looks at your income, your job, your previous landlords and your credit history. We also have to do a Right to Rent check, which means seeing ID that shows you can rent in England. If your income falls a little short, you may be asked for a guarantor. How guarantors work
One thing you won't pay for is referencing, admin or check-in. Those fees were banned by the Tenant Fees Act 2019.
Deposits and moving in
Before you get the keys, you'll pay a deposit and your first month's rent, and you should be handed some important paperwork.
Your deposit is capped at five weeks' rent, or six weeks if the annual rent is £50,000 or more, and nobody can ask you for more than one month's rent in advance. The deposit must be protected in a government-approved scheme within 30 days, and you'll be told which one.
You should be given the written terms of your tenancy, the EPC, the gas safety record and the electrical safety report. On moving day, go through the inventory carefully, take dated photos and report anything missing or damaged. When it's time to get your deposit back, you'll be glad you did.
Before you move inContents insurance and guarantorsProtect your belongings from day one, and see how a guarantor can help if your income falls a little short.→
The Renters' Rights Act: what it means for you
The biggest shake-up of renting in England for decades. The main changes for tenants came in on 1 May 2026.
| | Before 1 May 2026 | Now |
|---|
| Your tenancy | Usually a fixed term, often 6 or 12 months | Rolling (periodic) with no end date. Most existing tenancies switched over automatically. |
| Being asked to leave | A landlord could serve a "no-fault" Section 21 notice | Section 21 is abolished. Your landlord needs a legal reason, called a ground. |
| Leaving | Usually tied in until the fixed term ended | Give two months' notice in writing, at any time |
| Rent increases | Set by the tenancy agreement | Once a year at most, with two months' formal notice |
| Rent in advance | Could be several months | No more than one month, and only after you've signed |
Security in your home
"No-fault" evictions are gone. Your landlord can only end the tenancy for a reason set out in law, such as selling, moving in themselves or having a close family member move in, serious rent arrears or anti-social behaviour. Selling or moving in can't be used in your first 12 months, and needs four months' notice. If you want to leave, you can give two months' notice in writing at any time, and you pay rent until the notice runs out.
Rent
Rent can go up once a year at most, and not at all in the first 12 months. Your landlord must use the formal notice (Form 4A) and give you at least two months' warning, and if you think the new rent is above the market rate, you can challenge it at the First-tier Tribunal. Bidding wars are banned too. Landlords and agents must advertise a rent and can't ask for, encourage or accept more. You can't be asked for any rent before you sign, and then no more than one month up front.
Fair treatment
You can ask in writing to keep a pet. Your landlord must reply within 28 days and can't say no without a good reason. Nobody can turn you away for having children or receiving benefits. Your landlord must also give you the government's Renters' Rights Act information sheet; if your tenancy started before 1 May 2026, you should have had it by 31 May 2026.
Still to come
A national database of private landlords is rolling out region by region from late 2026, and a free landlord ombudsman is expected to become compulsory for landlords from 2028. The Decent Homes Standard (proposed for 2035 or 2037) and Awaab's Law on fixing hazards such as damp and mould are both being extended to private renting, and a minimum energy rating of C for rented homes is planned for 2030.
If your landlord breaks the new rules, your council can take action, and you may be able to claim back up to two years' rent through a rent repayment order. For free advice, try Shelter or Citizens Advice, or read the Renters' Rights Act overview for tenants on GOV.UK.
Your rights and responsibilities
Renting works best when both sides know where they stand.
Your rights
Your tenancy rolls on with no fixed end date, and your landlord needs a legal reason to end it. Rent can only go up once a year with at least two months' notice, and you can challenge an increase above the market rent at a tribunal. You can ask to keep a pet, and your landlord must reply within 28 days and can't unreasonably refuse. Your landlord must keep the home safe and in good repair, and give you 24 hours' notice before visiting.
Your side of the deal
Pay the rent on time, look after the place, and report repairs promptly so small problems stay small. Pay the bills that are yours, such as council tax and utilities, and don't sublet without permission.
Moving out and getting your deposit back
To end your tenancy, give your landlord at least two months' notice in writing, unless they agree to less.
Leave the home clean and in the condition shown on the inventory, allowing for fair wear and tear. Take meter readings, pass on your new address and hand back every key. Your landlord or agent should agree any deductions with you, and return your deposit within 10 days of agreeing the amount. If you can't agree, the deposit scheme has a free dispute service.
Repairs, damp and safety
Most repairs get sorted quickly once they're reported clearly. If they don't, there's help.
Report problems to your landlord or agent straight away, in writing with photos, and keep a copy. Keep paying the rent while you wait. Holding it back might feel fair, but it puts you at risk of eviction for arrears.
Your landlord is responsible for the structure and exterior, heating and hot water, gas, electrics, water and drains, and for keeping the home free from serious hazards such as damp and mould. If repairs aren't done, your council's private housing team can inspect the home and order the landlord to fix serious hazards. You can also take your landlord to court if the home isn't fit to live in, under the Homes (Fitness for Human Habitation) Act 2018.
If your landlord wants you to leave
Your landlord needs a legal reason, called a ground, and must give you a Section 8 notice that names it.
| Reason | Notice |
|---|
| Selling the home | 4 months. Can't be used in the first 12 months. |
| Landlord or close family moving in | 4 months. Can't be used in the first 12 months. |
| Serious rent arrears | 4 weeks. At least three months' rent owed. |
| Breaking the tenancy terms | 2 weeks. The court decides whether eviction is reasonable. |
| Anti-social behaviour | Court proceedings can start immediately. |
A notice doesn't mean you have to be out by that date. If you stay, your landlord must get a court order, and only court bailiffs can remove you. Changing the locks, removing your things or harassing you to make you leave is a criminal offence, so contact your council, or call 999 in an emergency. And a landlord who ends a tenancy to sell or move in can't re-let the home for 12 months.
Get advice early from Shelter, Citizens Advice or the free Housing Loss Prevention Advice Service, and talk to your council's housing team if you're worried about becoming homeless.
If things go wrong
Most problems can be sorted with a conversation. When they can't, here's where to turn.
If the rent is getting hard to manage, talk to your landlord early, before it builds up. Check your benefits and ask your council about a Discretionary Housing Payment. Citizens Advice and MoneyHelper can help with budgeting and debt.
Unhappy with an agent? Use their complaints process first, then their redress scheme. For problems with a landlord, such as an unsafe home, banned fees, an unprotected deposit, harassment or discrimination, contact your council. For certain offences, such as illegal eviction or letting an unlicensed home, you can apply to the First-tier Tribunal to claim back up to two years' rent.
For everything in one place, download our free guide for tenants.
This guide is general information for tenants in England, last reviewed on 1 October 2026. It isn't legal advice. If you have a problem with your tenancy, Shelter and Citizens Advice offer free help.
