Current-law update – 18 October 2026. This article includes historical information. The main Renters’ Rights Act reforms for private assured tenancies in England took effect on 1 May 2026: new Section 21 notices and fixed-term assured tenancies ended. Rent increases use Form 4A with at least two months’ notice, and the rent-in-advance rules have changed. Do not rely on superseded passages for a current decision. Read the government’s implementation guidance and our updated FAQs.

Renting a home should be a straightforward and fair experience, but many tenants are unsure about their rights, especially when it comes to security deposits, evictions, and rent increases. With ongoing changes in legislation, it’s more important than ever to stay informed. Whether you’re a new renter or a long-term tenant, understanding your rights in 2025 will help you feel more secure in your home and confident when dealing with landlords and letting agents.

Security Deposits: What You’re Entitled To

One of the most common concerns for tenants is what happens to their security deposit. Since the introduction of tenancy deposit protection laws under the Housing Act 2004, landlords in England and Wales must place deposits in a government-approved scheme within 30 days of receiving them. These schemes—such as the Tenancy Deposit Scheme (TDS), MyDeposits, and the Deposit Protection Service (DPS)—ensure that your money is safeguarded and returned to you at the end of your tenancy, provided you’ve met the terms of your rental agreement.

In 2025, the key rules surrounding deposits remain unchanged, but tenants should be aware of their rights in case of disputes. If you believe unfair deductions have been made, you have the right to challenge them through the scheme’s dispute resolution process, which is free and impartial. You should also receive full details of where your deposit is held, known as prescribed information, within 30 days of paying it. If your landlord fails to protect your deposit or doesn’t provide the necessary information, you may be entitled to compensation of up to three times the deposit amount.

To ensure a smooth return of your deposit, tenants should take precautions such as documenting the condition of the property when moving in, keeping records of any communication with their landlord, and ensuring that they meet the terms of their tenancy agreement—such as paying rent on time and maintaining the property responsibly.

Eviction Rights: Knowing When and How You Can Be Asked to Leave

Being asked to leave a rental property can be a stressful experience, but tenants have legal protections against unfair evictions. In recent years, the government has worked towards reforming eviction laws, aiming to make the process more transparent and fair.

Since 1 May 2026, private landlords in England cannot serve new Section 21 notices. Possession of an assured periodic tenancy requires an applicable statutory ground, the correct Section 8 notice and, if the tenant remains, a court order. The general deadline for starting proceedings using a valid pre-May notice was 31 July 2026, or its earlier expiry. Existing court claims require individual legal advice.

Before acting on a possession notice, check the applicable ground, notice period and procedure with a housing adviser. A new Section 21 notice cannot be served. The following documents and compliance records remain important, but this is not a complete test of whether a possession claim is valid:

• • Your deposit is protected in a government-approved scheme.

• • You were given the required tenancy documents, such as an Energy Performance Certificate (EPC), Gas Safety Certificate, and the How to Rent guide.

• • The correct notice period has been followed.

Section 8 possession can be based on tenant breach or on other statutory grounds, including a landlord selling or moving into the property. Different grounds have different evidence, notice and timing requirements. A landlord needs a court order if the tenant does not leave; the notice itself is not an eviction order.

If you find yourself facing eviction, you should seek legal advice as soon as possible. Organisations like Shelter and Citizens Advice can provide free support and help you understand your options. In some cases, eviction notices may be invalid, or tenants may be able to negotiate with their landlord for more time to find alternative accommodation.

Fair Rent Practices: Your Protections Against Unfair Rent Increases

Affordability is a growing concern for renters, with many tenants worried about rising rent costs. While landlords have the right to increase rent, they must follow legal procedures and ensure that increases are fair and justifiable.

For an assured periodic tenancy in England, rent increases now use Section 13 and Form 4A with at least two months’ notice. Rent cannot increase in the first year or more than once a year. A tenant can challenge a proposed rent above the open-market level. The previous fixed-term and one-month guidance below no longer describes the current assured tenancy rules.

The Renters’ Rights Act 2025 is now law. Its main private assured tenancy reforms took effect on 1 May 2026.

Keep records of rent notices and seek advice promptly if you disagree with an increase. Assured periodic tenancies have no fixed term, so offering to sign a longer fixed-term assured tenancy is not an appropriate bargaining suggestion under the current system.

Final Thoughts

Tenant rights continue to evolve, with a growing focus on making renting fairer and more transparent. Whether it’s ensuring that your deposit is protected, understanding your eviction rights, or challenging unfair rent increases, staying informed is the best way to protect yourself as a renter.

At Fleming Lettings, we believe that tenants should feel secure and confident in their rental homes. If you have any questions about your rights or need support with a tenancy issue, our expert team is here to help. Get in touch with us today for professional advice and guidance on renting in 2025.