The Renters' Rights Act changes how landlords let out private properties from 1 May 2026.
Find more information about the main changes for tenants at Renters' Rights Act overview for tenants: GOV.UK
There are a wide range of properties available in the private sector.
Tenancy agreements
A tenancy agreement is a contract between you and a landlord. It lets you live in a property as long as you pay rent and follow the rules. It also sets out the legal terms and conditions of your tenancy. It can be written down or spoken.
All privately rented properties are assured periodic tenancies.
Amount of rent you should pay
The amount of rent charged will depend on the type, location and condition of the property. You should agree the rent with the landlord before signing the tenancy agreement.
To see if the amount is reasonable:
- check other similar properties in the area
- find out if the amount charged includes tax, water rates, gas and electric
Before you agree to take on a property, make sure it suits your needs and you can afford the rent and bills.
From 1 May 2026, your landlord or agent is only allowed to ask for one month rent in advance.
Deposit
Your landlord must protect your deposit in a Tenancy Deposit Protection Scheme.
The scheme helps make sure you get your deposit back if you:
- meet the terms of your tenancy agreement
- don't damage the property
- pay your rent and bills
Fees
Landlord or letting agents are only allowed to charge certain fees when you set up or renew a tenancy.
Find out:
- what fees they're allowed to charge on Shelter
- what to do if you've been charged fees you shouldn't have
Fixed‑term assured shorthold tenancies (ASTs) no longer exist.
Any new tenancy agreement with a private landlord created on, or after 1 May 2026, will be an assured periodic tenancy.
If you previously had an assured shorthold tenancy (AST), you do not need to sign a new tenancy agreement. Any end date in your current tenancy agreement will no longer apply.
Existing assured shorthold tenancies (ASTs) created before 1 May 2026 will have automatically become assured periodic tenancies on 1 May 2026.
This means:
- your tenancy will not have a fixed end date
- your tenancy continues on a rolling basis until you choose to leave, or your landlord proves a legal ground in court
- you can usually end your tenancy by giving your landlord 2 months' notice
Written information about your tenancy
From 1 May 2026, landlords must give tenants written information about their tenancy when a new tenancy starts.
This information:
- must be given before you and your landlord sign a tenancy agreement, or agree the tenancy, such as with a verbal agreement
- may be included in a written tenancy agreement, but can be given to you separately
If your existing assured shorthold tenancy was created before 1 May 2026, and there's no written record of the tenancy's terms, your landlord must also provide this information to you by 31 May 2026.
If your tenancy started before 1 May 2026, and there's an existing written record of tenancy terms, your landlord will also need to send you a copy of the government-produced Renters‘ Rights Act Information Sheet 2026 by 31 May 2026.
Information sheet
Your landlord must give you a government-produced information sheet by 31 May 2026 that explains your rights, and what the new law means for you as a tenant.
If your landlord uses a property manager, the landlord and the property manager must both give you an information sheet. This applies even if you've already received it from one of them.
This makes sure tenants get all the correct information, from both the landlord and the property manager.
Repairs
Your landlord is responsible for repairs to:
- the structure and exterior of your home
- sinks, baths and toilets and their pipework
- the heating and hot water
- gas appliances provided by them
- electrical wiring
- chimneys and ventilation
- any damage they cause by attempting repairs
Gas safety
Your landlord must:
- make sure that any gas equipment they supply is safely installed and maintained by a Gas Safe registered engineer; you can check if an engineer is registered by looking at their ID card
- arrange for a gas safety check to be carried out at least once a year, by a Gas Safe registered engineer
- give you a copy of the gas safety check record before you move in or within 28 days of the check
Electrical safety
Your landlord must make sure the property's electrical installation is safe. They must:
- have it inspected at least every 5 years
- give you a copy of the inspection report
- fix anything that's unsafe within 28 days of the report
Read the full guidance for electrical safety standards on GOV.UK.
Your landlord must make sure any appliances they provide are safe.
Fire safety
Your landlord must:
- follow safety regulations
- make sure all the furniture and fittings they provide are fire safe
- provide at least one smoke alarm on each floor of the property used for living accommodation
- provide a carbon monoxide alarm in rooms where there is a fixed combustion appliance (except gas cookers)
- carry out a written risk assessment and take any action necessary, if your property is a licensed House in Multiple Occupation (HMO)
Energy performance
If you rent a whole house or flat, your landlord has to provide an Energy Performance Certificate (EPC) before you move in. This shows you how energy efficient the property is. Properties are rated from A to G, A being the most efficient. Finding a more efficient property could help you save money on your fuel bills.
Since April 2018, a property must have a rating of at least E before a tenancy can start or be renewed. After 1 April 2020, this will apply to all privately rented properties, even if the tenancy hasn't changed. You can tell us about a property with an EPC rating lower than E.
If your landlord is not dealing with issues within a reasonable time, you should contact the council's Private Housing Service.
Minimum EPC rating
All privately rented homes must have an EPC rating of at least band E, unless the landlord has a valid exemption. This rule applies to all rented properties.
If a property has an EPC rating of F or G and no exemption, it should not be rented out.
You can report properties with an EPC below E.
If your landlord is not dealing with issues within a reasonable time, report a problem with your landlord
Licences for rented properties
Some rented houses and flats need a licence before they can be let out by the landlord. This is to make sure they meet the required standards of health, safety and welfare for the people living there.
Licensed Houses in Multiple Occupation (HMO) and Property licencing
A property must have a mandatory HMO licence if it's occupied by five or more people, from two or more households, who share facilities such as toilets, bathrooms or kitchens.
In Bristol, other shared rented properties may also need a licence, even if fewer than five people live there. We operate additional and selective licensing schemes in certain circumstances to make sure landlords are managing their properties and tenants properly.
Visit property licences for more information.
Report an unlicensed property
If you think the property you live in should have a property licence, but does not, you can report an unlicensed property
A Rent Repayment Order (RRO) allows you to receive up to two years' worth of rent from a landlord who has committed certain housing related offences. You must apply for a RRO through the First Tier Tribunal.
As a tenant you have the right to:
- a written record of specific terms of your tenancy agreement, or if you have an existing written tenancy agreement that started before 1 May 2026, your landlord must provide you with a copy of the government-produced information sheet by 31 May 2026
- know your landlord's name and address
- live in a property that's safe and in a good state of repair
- 24 hours' notice if the landlord wants to visit your property
- an eviction notice served using the correct legal process, if your landlord wants you to leave the property altogether
- the correct amount of notice period given, if your landlord wants you to leave the property altogether
As a tenant you have certain responsibilities:
- Pay your bills and rent on time
- Report repairs to your landlord as soon as possible
- Don't deliberately cause damage to the property
- Don't make any changes to the property without your landlord's permission
- Take care of the garden, if the tenancy agreement says it's your responsibility
- Make sure your guests don't break your tenancy agreement
- Don't make a lot of noise
Landlords and letting agents must not ask for, encourage or accept any rent that is higher than the amount advertised for the property.
Advertised rent
The advertised rent is the exact amount shown in any written advert for the property. This includes online listings, printed adverts, emails, texts, or social media posts.
It must be one clear figure, not a price range such as “£1000 – £1300”.
Rental bidding
Rental bidding is not allowed. This is when a landlord or letting agent:
- asks a tenant to offer more than the advertised rent
- asks tenants to compete by increasing their offers
What landlords and letting agents must not do
- Ask you to pay more than the advertised rent
- Suggest that offering more will improve your chances of getting the property
- Tell you about other offers in a way that encourages you to increase yours
- Accept a higher offer from another tenant, even if it is offered voluntarily
These rules apply to all written adverts and written communication.
They also cover any behaviour that leads a tenant to believe they need to bid more than the advertised amount.
What landlords and letting agents can still do
Landlords and letting agents can choose between applicants based on suitability, references and affordability.
Once the property is advertised, it cannot be increased for that marketing period.
If you're asked to bid on the rent
If a landlord or letting agent asks you to offer more than the advertised rent:
- Do not agree to pay more
- Keep any messages, emails, screenshots or adverts as evidence
- Ask them to confirm the advertised rent in writing
Report a landlord or letting agent
If you have been asked to pay more than the advertised rent, you can report a landlord or agent.
You can also report a property that's being advertised without a clear price.
Landlords and letting agents cannot ask for, encourage or accept a payment of rent before signing of the tenancy agreement.
Before a tenancy agreement is signed, the following can be asked:
- a holding deposit to reserve the property while they carry out checks, this can be up to one week's rent
- a tenancy or security deposit
The maximum tenancy or security deposit a landlord can ask for is:
- up to 5 weeks' rent, if the rent for the year is less than £50,000
- up to 6 weeks' rent, if the rent for the year is £50,000 or more
The landlord or letting agent must keep your deposit safe using a government-approved tenancy deposit protection scheme.
After you sign or enter into a tenancy agreement, your landlord or agent can only ask for up to 1 month rent in advance.
Your landlord must follow the correct procedures to increase your rent. This is known as the ‘section 13 process'.
If you have an assured periodic tenancy, your landlord:
- can only increase your rent once a year
- cannot increase your rent in the first year of your tenancy
- must give you at least 2 months' notice that they're increasing your rent
- must use the correct legal process to let you know, such as using Form 4A.
If you think the increase is too high
You can ask the First-tier Tribunal (Property Chamber) to decide what a fair rent should be.
More information about rent increases at GOV.UK rent increases Go to https://www.gov.uk/private-renting/rent-increases (opens new window).
Resident landlords
If your landlord lives in the property with you, you don't have the same rights when it comes to rent increases.
To increase your rent, your landlord must give you notice in writing.
The notice period must be:
- at least as long as how often you pay rent
- no less than 28 days.
For example, if you pay rent on a monthly basis, the notice must be at least a month.
There's no restriction on how often a resident landlord can increase your rent.
If you're claiming housing benefit while you're living there, you will not be able to apply for an increase in benefit within a year of the last increase, or since the rent was agreed at the start of the tenancy.
You have the right to ask to keep a pet, and your landlord should not refuse unless they have a good reason. You have this right even if it's not written in your tenancy agreement.
You must ask your landlord if you want to keep a pet in your rented home. This request needs to be made in writing and must include a description of the pet.
These rules do not apply to someone who is not yet a tenant. People looking for a rented home can ask about keeping a pet when they move in, but the landlord does not have to follow the new rules when deciding.
Your landlord may be able to evict you from the property if you keep a pet without permission.
When a landlord can refuse a request for a pet
Landlords can only refuse permission if they have a good reason.
They will have 28 days to respond to your request and they must respond in writing. The landlord will have 7 more days to respond if they request for more information about the pet during the 28 day period.
A landlord will also have 7 days to respond if they need to wait for a response from a superior landlord.
When a landlord's refusal for a pet is reasonable
There are many different reasons why a landlord can refuse a pet request.
These reasons could include:
- Another tenant has an allergy
- The property is too small
- The pet is illegal to own
A landlord cannot refuse a pet just because they've had bad experiences before, or they just don't like pets.
If your landlord refuses your request
If your landlord refuses your request and you think the refusal is unreasonable, you can challenge their decision.
You should first try to explain to your landlord why you think their refusal is unreasonable.
If your landlord still refuses, you can challenge their decision by applying to court. If the court agrees that the request was reasonable, they can order the landlord to allow you to keep the pet.
If your landlord asks you to pay more to keep a pet
Your landlord cannot charge you an extra deposit or a separate “pet deposit” just because you have a pet.
You're still responsible for any damage your pet causes. Your landlord can charge you for repairs in the same way as any other damage.
Your landlord can use the Ground 8 possession ground to evict you if you fall behind with your rent.
Do not ignore the problem. Make sure you read any letters you get from your landlord, they may contain information about the action they plan to take.
Our money advice page may be able to help you and you could use our benefits calculator Go to http://www.bristol.entitledto.co.uk (opens new window) to see if you're entitled to housing benefit or a reduction in council tax.
You can also get advice from:
If you're a tenant in the private rented sector, you have the right to stay in your home, unless your landlord has a legal reason to end your tenancy.
They cannot make you leave without following the correct legal steps and getting a court order.
There are different rules if you are a lodger
Notices of possession served before 1 May 2026
If your landlord served you with a valid Section 21 or Section 8 notice before 1 May 2026, the previous rules may still apply.
Notices of possession served before 1 May 2026 at GOV.UK
Notices of possession served from 1 May 2026
Landlords must now have a valid legal reason to end a tenancy. These are called grounds for possession.
Grounds for possession include:
- Your landlord wants to live in the property
- Your landlord wants to sell the property
- You owe your landlord rent
- You have broken any other terms of your tenancy
- You have damaged the property
- You have committed antisocial behaviour
These grounds are set out in law and the landlord must be able to show evidence.
Your landlord must:
- give you notice in writing and make sure the notice is legal correct
- state the legal ground being used
- give you the correct amount of notice
- clearly state the amount of notice given
- explain what happens next
Notices of possession served after 1 May 2026: GOV.UK
Notice periods
The amount of notice your landlord must give you depends on their reason for ending the tenancy.
In most cases it's 4 months, but for some reasons it can be less
They may need to give you more notice if they want to sell the home or live in it themselves.
They may be able to give you shorter notice if you have serious rent arrears.
If you don't leave when the notice ends
Your landlord must apply to the court if you do not leave when the notice ends.
You do not have to leave unless the court makes a possession order.
If you stay in the property after the date on the court order, your landlord can apply for a warrant of possession.
A warrant of possession is a document issued by the county court which allows a bailiff or High Court Enforcement Officer to come to the property, evict you, and give the home back to the landlord.
Students
Student renting arrangements can be complex. Your rights may depend on who you rent from and the type of accommodation you live in.
Student accommodation such as university-managed halls and some purpose-built student accommodation are treated differently. You'll usually have a common law tenancy or licence and your tenancy will usually last for a fixed period, normally to the end of the academic year.
The rules can also be different for shared student homes in the private rented sector.
If your landlord wants to evict you
A landlord will be able to use Ground 4A to end the tenancy if:
- the property is a house of multiple occupation (HMO) and let to full-time students
- the property is needed for a new group of students
- the tenancy was signed less than 6 months before the date you could move in
- give 4 months' notice ending between 1 June and 30 September
- your landlord can only use this ground if they have previously given you written notice that they may use it
If your landlord wants to evict you at the end of the 2025 to 2026 academic year, they can serve you a notice seeking possession between 1 May and 30 July 2026.
They'll need to give this to you with at least 2 months' notice.
Universities can give you further information and support
If you think an eviction is unfair
If you think your landlord does not have a valid reason, or the notice looks wrong:
- Do not ignore it
- Get advice as soon as possible
- Keep copies of letters, emails and messages
If your landlord takes the case to court, you can explain your situation there.
Illegal eviction and harassment
It's illegal for a landlord to:
- change the locks without your permission
- force you to leave without a court order
- threaten, intimidate, or harass you to make you leave
A tenancy will continue until you or your landlord ends it.
You can end an assured periodic tenancy by giving two months' notice in writing.
You must give your notice so the tenancy ends on:
- your rent due date
- the day before your rent due date
You must continue to pay rent during the notice period. You and your landlord can agree a shorter notice period in writing.
Moving out
When you move out:
- make sure the property is left clean and tidy
- clean fixtures and fittings, such as the cooker and fridge
- remove any rubbish
- remove anything that you own
- take the gas, electricity and water meter readings and contact your suppliers to cancel your account
Find out what happens if you move out and pdf leave some of your things in the property(44 KB) .