Tenant rights in England are now substantially stronger than at any point since the Housing Act 1988. The Renters' Rights Act 2025, which commenced in Phase 1 on 1 May 2026, introduced enhanced security of tenure, new rights around pets and rent increases, mandatory repair response timeframes under Awaab's Law, and strengthened anti-discrimination rules.
For landlords, understanding these rights is not optional, each one carries specific compliance obligations and, in most cases, civil or criminal penalties for breach.
Security of tenure, the most fundamental change
Section 21 'no-fault' evictions were abolished in England on 1 May 2026. Every tenant now has the right to remain in their home unless the landlord can prove one of the statutory possession grounds under Section 8 of the Housing Act 1988 (as amended by the Renters' Rights Act 2025).
- Serving a Section 21 notice after 1 May 2026 is a civil offence, civil penalty of up to £7,000
- All tenancies are now Periodic Assured Tenancies with no contractual end date the landlord can rely on
- To recover possession, landlords must prove a Section 8 ground in court, discretionary grounds give the court wide latitude to refuse
- Mandatory grounds (rent arrears, anti-social behaviour, landlord needing to sell or move in) require the court to grant possession if proved
Right to challenge rent increases
Tenants have the right to challenge any rent increase the landlord proposes via Section 13 notice. The First-tier Tribunal (Property Chamber) can set a lower rent than the landlord proposed, and its decision binds both parties.
- Landlords may only raise rent via a Section 13 notice using Form 4A, maximum once per 12 months
- The new rent must not exceed open-market rent for the property
- Tenants can apply to the tribunal within the notice period to challenge the proposed increase
- Any contractual rent review clause in the tenancy agreement is superseded by the Section 13 statutory regime from 1 May 2026
Right to request a pet
From 1 May 2026, tenants have a statutory right to submit a written pet request. Landlords must consider it individually, a blanket 'no pets' policy is no longer lawful without case-by-case justification.
- The tenant's request must be in writing and must identify the pet
- The landlord must respond within a specified period, unexplained refusal risks civil penalty
- Landlords may require the tenant to obtain appropriate pet damage insurance as a condition of consent
- Landlords may reasonably refuse where the property is genuinely unsuitable (e.g., a leasehold block with a head-lease pet prohibition)
- Any refusal must be in writing with specific reasons
Awaab's Law, right to timely repairs
The Renters' Rights Act 2025 extended Awaab's Law to the private rented sector from 1 May 2026. Tenants now have an enforceable right to have reported housing hazards, damp, mould, excess cold, electrical faults, investigated and remedied within statutory timeframes.
- Any written or verifiable hazard report starts the landlord's response clock immediately
- The landlord must acknowledge, investigate, and repair within the prescribed timeframes
- Emergency hazards (immediate risk to life) require same-day action
- Failure exposes landlords to local authority enforcement, civil penalty notices, and County Court disrepair claims
- Awaab's Law applies in addition to, not instead of, the existing Section 11 repair duty
Deposit protection rights
Tenants have the right to have their deposit protected in a government-approved scheme within 30 days of payment, with prescribed information served in the same window.
- Deposit cap: 5 weeks' rent (6 weeks where annual rent exceeds £50,000)
- Non-protection carries a penalty of 1–3 times the deposit amount
- Tenants can challenge deposit deductions via the scheme's free adjudication service
- Adjudicators decide in favour of landlords only where there is documented evidence, check-in/check-out inventory, photographs, and repair invoices
Anti-discrimination rights
From 1 May 2026, anti-discrimination protections in the private rented sector are explicitly strengthened. Landlords and agents are prohibited from:
- Refusing to let to tenants in receipt of housing benefit or Universal Credit ('No DSS' policies are unlawful)
- Refusing to let to families with children
- Advertising properties with discriminatory letting restrictions
- Applying blanket criteria that screen out benefit claimants or families without individual assessment
Information rights
Tenants have the right to receive specific information at the start of and during their tenancy.
- Renters' Rights Act Information Sheet 2026: must be served on every existing tenant by 31 May 2026, as an attached PDF, not a link. Fine: up to £7,000
- 'How to Rent' guide: must be given at the start of every new tenancy (current version)
- Gas Safety Certificate, EPC, and EICR: must be provided before or at tenancy commencement
- HMO licence: tenants have the right to see a copy of any licence applicable to their property
Frequently asked questions
Can a landlord still evict a tenant in England after 1 May 2026?+
Yes, but only by serving a Section 8 notice citing a valid statutory ground and obtaining a court possession order. Section 21 'no-fault' evictions were abolished on 1 May 2026. Mandatory grounds (rent arrears, anti-social behaviour, landlord sale or occupation) require the court to order possession if proved. Discretionary grounds give the court latitude to consider all circumstances.
What right does a tenant have to challenge a rent increase?+
A tenant can apply to the First-tier Tribunal (Property Chamber) to challenge a Section 13 rent increase notice during the notice period. The tribunal can set a lower rent than the landlord proposed, its decision binds both parties. The rent must not exceed open-market rent for the property.
Can a landlord refuse a pet request?+
Yes, but only with case-by-case justification. A landlord cannot maintain a blanket 'no pets' policy from 1 May 2026. Reasonable grounds for refusal include a head-lease or building rule prohibiting pets, or genuine unsuitability of the property. The refusal must be in writing with reasons. Unexplained or blanket refusals risk civil penalty.
What is the Information Sheet obligation?+
Every private landlord in England must serve the Renters' Rights Act Information Sheet 2026 on every existing tenant by 31 May 2026. It must be attached as a PDF, sending a link does not comply. Every named tenant must receive their own copy. Fine for non-compliance: up to £7,000 per breach.
Does Awaab's Law mean landlords must fix everything a tenant reports?+
Awaab's Law creates mandatory response and investigation obligations for any reported housing hazard, not necessarily an obligation to fix every item the tenant raises. If inspection shows no hazard exists, or the hazard is caused by tenant behaviour, the landlord must document findings in writing. Landlords cannot simply ignore reports; they must respond, inspect, and document.