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UK renting: landlord and tenant obligations (gov.uk)

GOV.UK guidance on private renting in England: landlord responsibilities, repairs, deposits and tenancy deposit protection, electrical safety standards, right to rent checks, the How to rent checklist and the Renters' Rights Act. For landlords, letting agents and tenants' advisers. Curated by Kopik from public sources: GOV.UK, MHCLG, Home Office (OGL v3).

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Answers are written by a language model solely from this base's documents, with numbered sources. They can be wrong and aren't legal, medical or financial advice: check the sources before any important decision.

This assistant answers questions about private renting in England: what landlords must do, what tenants are entitled to, and how the Renters' Rights Act changes tenancies. It is built for landlords, letting agents, tenants and the people who advise them. Every answer comes from official GOV.UK guidance published by MHCLG and the Home Office.

The new tenancy system since 1 May 2026

On 1 May 2026, all assured shorthold tenancies automatically became assured periodic tenancies (APTs). The Renters' Rights Act, which received Royal Assent on 27 October 2025, abolishes section 21 'no fault' evictions and removes fixed-term assured tenancies.

Tenants on a periodic tenancy can stay until they decide to end it by giving two months' notice. Landlords who want the property back must rely on a ground for possession and, if the tenant does not leave, go to court with evidence that the ground is met.

The old How to rent checklist has been withdrawn. It is only kept for tenancies where the landlord served a section 21 notice before 1 May 2026.

Repairs and who is responsible

The landlord is always responsible for repairs to the structure and exterior, basins, sinks, baths and other sanitary fittings including pipes and drains, heating and hot water, gas appliances, pipes, flues and ventilation, electrical wiring, and any damage they cause by attempting repairs. They are usually responsible for common areas such as staircases in blocks of flats.

Tenants should report repairs or mould straight away, especially faults that could damage health, and keep paying rent while waiting. If repairs are not done, the environmental health department at the local council can step in.

Councils use the Housing Health and Safety Rating System (HHSRS), which looks at 29 health and safety areas. Where it finds a serious hazard, the council can issue an improvement notice, fix the hazard and bill the landlord, or stop part or all of the property from being used.

If a landlord refuses to carry out repairs, the tenant can start a claim in the small claims court for repairs under £5,000, or in some circumstances carry out the repairs and deduct the cost from the rent. A landlord cannot repossess a property to do repairs, but can ask the tenant to move out during major works after agreeing in writing how long they will last, the tenant's right to return and any alternative accommodation.

Rent increases and possession grounds

Under the Act, landlords can increase rent once per year to the market rate by serving a section 13 notice giving at least 2 months' notice. A tenant who thinks the increase is above market rate can challenge it at the First-tier Tribunal. Rent review clauses will no longer be permitted.

The mandatory rent arrears ground (Ground 8) requires at least 3 months' arrears (or 13 weeks if rent is paid weekly or fortnightly), with 4 weeks' notice. A landlord cannot use the moving in or selling grounds during the first 12 months of a tenancy, must give 4 months' notice for them, and cannot re-let or market the property for 12 months afterwards.

Other changes landlords need to know

The Act creates a Private Rented Sector Database where landlords must register themselves and their properties, and a Private Rented Sector Landlord Ombudsman that all private landlords with assured or regulated tenancies will have to join. Tenants will be able to use the ombudsman for free.

It also bans rental bidding above the advertised asking rent, makes it illegal to discriminate against tenants with children or on benefits, and gives tenants a right to request a pet that the landlord cannot unreasonably refuse. Once a tenancy agreement is signed, a landlord will only be able to require up to one month's rent in advance before the tenancy starts.

Frequently asked questions

Can my landlord enter the property without notice?

Your landlord has a legal right to enter to inspect or carry out repairs, but must give at least 24 hours' notice and visit at a reasonable time of day. Immediate access may be possible in an emergency. You have the right to stay in the property during repairs.

What if I do not know who my landlord is?

Write to the person or company you pay rent to. Your landlord can be fined if they do not give you this information within 21 days.

Is a tenancy still an APT if my landlord lives with me?

No. A tenancy is not an assured periodic tenancy if the landlord lives in the same accommodation. If you share rooms such as a kitchen or bathroom with your landlord, you may have an excluded tenancy or licence, which usually gives less protection from eviction.

When does a shared house need an HMO licence?

A property is a House in Multiple Occupation when at least 3 tenants live there, forming more than one household, and share toilet, bathroom or kitchen facilities. An HMO must have a licence if it is occupied by 5 or more people, and councils can extend licensing to other types of HMO.

What are the penalties for landlords under the Renters' Rights Act?

Letting or advertising a property without registering it on the database can lead to a civil penalty of up to £7,000. Repeated breaches or serious offences, such as giving fraudulent information to the database, can lead to a civil penalty of up to £40,000 or criminal prosecution.

Do I have to keep paying rent while I wait for repairs?

Yes. Tenants must pay the agreed rent even if repairs are needed or they are in dispute with the landlord. If repairs are very disruptive, a tenant may be able to claim a reduction known as a 'rent abatement', depending on how much of the property is unusable.

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