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. 

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 for your permission before entering the property, giving you at least 24 hours' written notice (or 48 hours in Scotland), for example to carry out repairs or 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 periodic tenancy, private tenancy or standard contract.

A tenancy agreement will typically list: 

• your rent – how much, when it’s due, if it can be increased and what notice must be given
  
• 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. 

If you had a fixed-term assured shorthold tenancy in England, it became a rolling contract on 1 May 2026. These changes happened automatically with the rollout of the Renters’ Rights Act - you didn't need to do anything. 

This new type of contract is called an assured periodic tenancy (APT). It rolls on month by month or week by week, until: 

• you give two months' written notice to leave, or 
• your landlord has a legal reason to end it. 

Private tenancy agreements in England can no longer have an end date. If yours still shows one, it no longer applies. 

Your landlord or their letting agent could send you a new written tenancy agreement, but they are not legally required to do so. However, they must send you a copy of the government's Renters' Rights Act Information SheetOpens in a new window

The information sheet explains what's changed, and landlords can be fined if they fail to provide you with a copy by 31 May 2026. 

If your tenancy agreement was verbal rather than written, your landlord needs to give you two documents by 31 May 2026: 

• the Renters' Rights Act Information SheetOpens in a new window and 
• a 'written statement of terms' setting out your rent, when it's due, whether it can be increased and how much notice is required. 

This makes sure you have a written record of your rights. If your landlord hasn’t provided these, they may be fined. 

New rules apply to the private rental sector in England following the Renters’ Rights Act.  

While some changes have already been rolled out from May 2026, others will be implemented in phases. Dates are still to be confirmed, but here’s what you can expect to see. 

• From late 2026: A Private Rented Sector (PRS) Database will be introduced, requiring all private landlords to register their properties. A PRS Landlord Ombudsman will also be established to give you a free route to resolve complaints without going to court. 
• From 2028 (expected): Landlords will be required to become members of the PRS Landlord Ombudsman scheme. 
• Dates to be confirmed: A ‘Decent Homes Standard’ will be introduced for the private rented sector for the first time. Awaab's Law will also be extended to private rental accommodation, which sets enforceable timelines for landlords to fix serious hazards in your home. 

Read more in our blog What the 2025 Renters’ Rights Act means for you. 

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 (or 35 days in Northern Ireland) 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 rent from your council, local authority or a housing association, rent usually increases every April – following rules set by government and regulators.   

If you rent from a private landlord, your rent can only be increased once every 12 months, and you must be given notice in writing to tell you: 

• the new rent amount 
• date the increase starts, and 
• how to challenge it if you think it's too high.

How much notice you receive will depend on where you’re renting in the UK.

Your landlord can only put your rent up once a year, and not within the first 12 months of your tenancy. You’ll be given 2 months’ notice in writing using a Section 13 notice. 

If you signed a tenancy agreement before 1 May 2026 which included a rent review clause, this no longer applies.  

Your rent can only be increased to the ‘market rate’, so check online to see what rent is being asked for similar properties in your area. If you think the increase is too high, you can challenge it with the First-tier Tribunal Property ChamberOpens in a new window

Your landlord can only put your rent up once every 12 months. They need to give you three months' notice in writing using an Official Rent Increase Notice. 

Your rent can only go up once a year. Your landlord needs to give you two months' written notice using a Notice of Variation (Form RHW12). 

Your landlord can only increase the rent after you have been a tenant for 12 months, and once it is increased, they must wait another 12 months before increasing it again. You must be given 3 months’ notice in writing - which can include email or text - or by sending you a Notice of Variation. 

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

In most cases, your landlord needs a specific reason to start the eviction process.  

This could be because you've broken the terms of your tenancy agreement, for example: 

• not paying your rent 
• anti-social behaviour, or 
• sub-letting without permission. 

Or it could be because your landlord needs the property back, such as: 

• wanting to sell it, or 
• they want to move in themselves, or a close family member does. 

But in some parts of the UK, a landlord can ask you to leave without giving a specific reason. This is known as a 'no-fault' eviction.

Whatever reason you are asked to leave, you must be given notice. How long you get depends on why you are 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 if you’re behind with your rent (arrears). 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.  

You can ask your landlord to keep a pet in your property, even if your tenancy agreement has a 'no pets' clause. But whether they must seriously consider that request, and the reasons they can refuse, depends on where in the UK you're renting.

You'll need to ask your landlord in writing and include a description of your pet, such as the type, size, and any relevant details like whether it needs an enclosure. 

Once you've made your request, your landlord has 28 days to respond in writing. They may ask for more information during this time. If they do, you'll need to respond and once you have, they'll have either the remainder of the original 28 days or an extra 7 days to give you their final decision, whichever is later.  

If your landlord agrees to a pet request, they cannot withdraw that agreement. However, you must make a new request for each new pet, and your landlord can say no. 

A landlord can refuse if they have a fair reason, such as: 

• another tenant has an allergy   
• the property is too small for a large pet or several pets   
• the pet is illegal to own   
• you’re renting a leasehold property, and the freeholder does not allow pets. 

It would not usually be reasonable to refuse simply because: 

• they dislike pets 
• concerns about potential damage 
• they’ve have had problems with pets in past tenancies  
• they’re worried about future rental. 

Your landlord can’t ask you to take out extra insurance as a condition of keeping a pet. However, keep in mind that they may choose to keep part or all your deposit to cover any significant repair costs. 

If you feel that your landlord has unreasonably refused your request, you can take the case to court who will make the final decision. 

Visit GOV.UK to find out more if you want a pet to live with youOpens in a new window  

If you rent privately in Wales, you don't have a legal right to request or keep a pet. However, your landlord or letting agent can add a 'pet clause' to your tenancy agreement if you both agree to it.  

This isn't included in the Welsh Government's standard contract templates, so you might need to ask your landlord to add it. 

‘No pets’ clauses are still legal and common in Scotland and Northern Ireland tenancies. This doesn’t mean you can’t ask your landlord if you can have a pet in your property, but they can simply say no and don’t need to have a ‘fair’ reason.   

In Scotland, this is likely to change in the next couple of years with the Housing (Scotland) Act. This will hopefully give similar rights to renters like those introduced in England through the Renters’ rights Act. 

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. 

Many of us would struggle to keep on top of our essential outgoings, like rent, if we lost an income due to illness or an accident, so another type of optional insurance to consider is income protection. 

Income protection is a long-term insurance policy that makes sure you get a regular income until you retire or are able to return to work. Find out more in our guide What is income protection insurance?

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.