Tenant guide
Tenant Rights in England 2026: What the Law Now Guarantees You
Reviewed by a qualified UK housing solicitor • Updated: May 2026
Sources: GOV.UK, Shelter England, NRLA, Citizens Advice
Reading time: ~10 min
Law changed 1 May 2026 — this page reflects current rules.
From 1 May 2026, tenants in England have the strongest legal protections in a generation. This guide explains every right you now have — covering evictions, rent rises, repairs, pets and discrimination — and shows where to get free help if a landlord ignores the rules.
The End of No-Fault Evictions
Section 21 — the notorious 'no-fault' eviction route — was abolished on 1 May 2026. Landlords can no longer simply ask you to leave because a fixed term has ended. They must now serve a Section 8 notice and prove a specific legal ground in court, such as serious rent arrears, breach of tenancy or wanting to sell the property.
If you received a valid Section 21 notice before 1 May 2026, transitional rules may still allow it to proceed. Seek advice from Shelter or Citizens Advice immediately.
Your Right to a Rolling Tenancy
Fixed-term assured shorthold tenancies (ASTs) no longer exist. Every tenancy is now a periodic assured tenancy that rolls month-to-month. You can leave at any time by giving two months' written notice — even if your old contract said otherwise.
Right to Challenge a Rent Increase
Your landlord can only raise the rent once in any 12-month period and must serve a Section 13 notice giving at least two months' written notice. If you think the proposed rent is above market rate, you can apply to the First-tier Tribunal (Property Chamber) to determine a fair rent. The Tribunal can lower the increase, leave it unchanged, but it cannot raise it above what the landlord proposed.
Right to Request a Pet
Tenants now have a legal right to request a pet. Landlords must consider each request reasonably and respond in writing within 28 days. A blanket 'no pets' clause is no longer enforceable. A landlord can require you to take out reasonable pet damage insurance.
Protection from Discrimination
Landlords and letting agents cannot refuse you because you receive benefits (often called 'No DSS') or because you have children. Adverts and referencing must assess affordability and suitability — not blanket-exclude whole groups. Discriminatory refusals can lead to action under the Equality Act 2010.
Right to a Safe Home
The Decent Homes Standard now extends to the private rented sector. Awaab's Law — already in force in social housing — is being extended to private rentals, setting strict response times for damp, mould and other serious hazards.
Frequently asked questions
Can my landlord evict me with no reason in 2026?+
No. Since 1 May 2026 all evictions require a Section 8 ground. The landlord must give a specific legal reason — such as rent arrears, anti-social behaviour, breach of tenancy, or wanting to sell or move in — and prove it to the court if you contest it.
How much notice must my landlord give me?+
It depends on the ground used. Ground 8 (rent arrears of two months or more) requires 4 weeks' notice. Ground 1A (landlord selling) requires 4 months. Most other grounds sit between 2 weeks and 2 months.
Can I refuse a rent increase?+
You cannot simply refuse, but you can apply to the First-tier Tribunal within the notice period. The Tribunal will set the rent at open market value — which may be lower than what the landlord proposed but cannot exceed it.
What if my landlord discriminates against me for having children?+
It is unlawful. Keep evidence (adverts, emails, text messages) and complain to the letting agent's redress scheme (Property Ombudsman or PRS), the Equality and Human Rights Commission, or pursue a county court claim under the Equality Act 2010.
How do I report a bad landlord in England?+
Start with your local council's housing or environmental health team for repair issues and disrepair. Once live, the Private Rented Sector Ombudsman will handle dispute resolution. Shelter and Citizens Advice can help you choose the right route.
Related guides
For tenants
Section 21 Abolished: Everything Tenants and Landlords Need to Know in 2026
For tenants
Rent Increases in England 2026: The Rules Your Landlord Must Follow
For tenants
Tenancy Deposit Rules in the UK 2026: Protection, Disputes & Getting It Back
For tenants
Can My Landlord Evict Me in 2026? A Tenant's Complete Guide
For tenants
Free Legal Advice for Tenants UK 2026: Where to Get Help