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Tenant Rights Guide – England

Tenants’ Rights Under New Law

A practical guide to key tenant protections now in force under the Renters’ Rights Act 2025 and existing housing law — covering pets, rental discrimination, security of tenure, and property conditions. Updated to reflect the 1 May 2026 implementation.

Updated: June 2026  •  Sources: RRA 2025, Equality Act 2010, FFHHA 2018, LTA 1985

Tenant guide Phase 1 in force Updated June 2026
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Jurisdiction: This guide covers tenant rights in England. The Renters’ Rights Act 2025 rights and the Homes (Fitness for Human Habitation) Act 2018 both apply to England. Some provisions differ in Wales. Phase 1 of the RRA 2025 came into force on 1 May 2026. Full legislation: Renters’ Rights Act 2025.

Last reviewed: June 2026. TLA is not a legal entity — this page is practical guidance only. Seek qualified advice for case-specific matters.

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🐶 Right to Request a Pet

Under the Renters’ Rights Act 2025, tenants in England now have a statutory right to request permission to keep a pet in their rented home. Landlords must consider each request on a case-by-case basis and cannot refuse without a fair reason. The right applies from 1 May 2026.

✅ Requests must be made in writing and should describe the pet the tenant wishes to keep. Keep a dated copy of what you send.
✅ Landlords must respond in writing within 28 days of receiving the request. They cannot refuse without a fair reason and must consider each request individually.
ⓘ️ Landlords may require the tenant to arrange pet insurance as a condition of approval. This is a permitted condition under the Act.
⚠️ If you believe a refusal is unreasonable, you may challenge it. Keep all correspondence and contact TLA for guidance on the available routes.
TLA tenant tip: make your request specific, reasonable and written. Name the pet, describe the breed and size, and explain any relevant considerations (e.g. garden access, existing pet ownership history). A well-framed request is harder to refuse.
Pet Permission Request Template — free TLA resource
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🚫 Protection Against Rental Discrimination

Tenant protections against discrimination now sit across two layers in England: the existing Equality Act 2010 protections, and the new specific rental discrimination rules introduced by the Renters’ Rights Act 2025, which apply from 1 May 2026.

❌ It is now unlawful to make someone less likely to rent a property because they have children or receive benefits. This is a statutory prohibition, not just a matter of good practice.
❌ Withholding availability information, blocking viewings, or refusing to grant a tenancy on those grounds is unlawful.
❌ These rules apply to letting agents and referencing services acting on a landlord’s behalf, as well as to the landlord directly.
ⓘ️ Wider protections against discrimination on the basis of race, sex, disability, religion, and other protected characteristics continue under the Equality Act 2010 and are unaffected by the RRA.
If you believe you have been discriminated against: document everything — dates, what was said or written, who said it, and by what method. A written record is essential if you wish to make a formal complaint or bring a claim.
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🔒 Greater Security of Tenure

The Renters’ Rights Act 2025 Phase 1, which came into force on 1 May 2026, makes the most significant changes to private tenant security of tenure in decades.

✅ Section 21 abolished. Landlords in England can no longer serve a Section 21 “no-fault” eviction notice. Any attempt to serve one after 1 May 2026 is unlawful.
✅ All ASTs converted to periodic tenancies. Your tenancy automatically converted to an assured periodic tenancy on 1 May 2026. There is no fixed end date. Your landlord must use Section 8 grounds to seek possession.
✅ You can end the tenancy at any time by giving your landlord two months’ written notice.
ⓘ️ Landlords can still seek possession through the reformed Section 8 grounds regime. If you receive a Section 8 notice, check the ground being used, the notice period, and whether the landlord’s paperwork is compliant before responding.
⚠️ If you receive anything claiming to be a Section 21 notice dated after 1 May 2026, do not vacate. Take advice immediately — the notice is unlawful.
Further reading: for a full breakdown of the new Section 8 grounds and notice periods, see TLA’s Section 8 Possession Guide and the Renters’ Rights Act 2025 guide.
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🏠 Property Conditions & Fitness Standards

The Homes (Fitness for Human Habitation) Act 2018 gives tenants in England a right to act where a rented home is not fit for habitation. Rented homes must be safe, healthy and free from conditions that could cause serious harm. The Act applies to private rented homes in England and covers tenancies according to the type and start date rules in the official guidance.

✅ Conditions covered include serious damp, mould, excessive cold, structural problems, inadequate heating, infestations, and other hazards that make the home unfit or unsafe.
✅ Where a home is not fit for habitation, tenants may apply to a court for an order requiring the landlord to carry out works and/or pay compensation (damages).
ⓘ️ The Landlord and Tenant Act 1985 s.11 also requires landlords to keep the structure, exterior, and heating and water installations in repair for all tenancies under seven years.
⚠️ Rent withholding is not a straightforward general remedy. The correct routes under the Homes Act are court orders, damages claims, and council enforcement — not self-help rent deduction without legal advice. Withholding rent without advice can put your tenancy at risk.
ⓘ️ The council can also take enforcement action under HHSRS where a Category 1 hazard (such as serious mould) is present. This route is available in parallel with your own legal options.
Before escalating: always report the problem in writing first and give the landlord a reasonable opportunity to inspect and carry out repairs. Your written record is essential evidence if you later need to take formal action.
Disrepair Complaint Letter Template — free TLA resource Repairs & Disrepair Guide — full TLA article
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💰 Rent Increases — Your Rights

Under the revised Section 13 process introduced by the RRA 2025, landlords may only increase rent once per year and must give at least two months’ written notice before the increase takes effect. Contractual rent review clauses in tenancy agreements no longer operate as an alternative route.

✅ You have the right to challenge a proposed rent increase at the First-tier Tribunal (Property Chamber). The Tribunal will assess whether the proposed rent is at or below the open market rate for comparable properties.
ⓘ️ If you refer the increase to the Tribunal, the increase cannot take effect until the Tribunal has made its determination — giving you time to gather evidence on comparable rents.
⚠️ If you receive a Section 13 notice you do not understand or believe may not be valid, take advice before the response deadline. A missed deadline may mean the increase takes effect automatically.
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📲 TLA Resources for Tenants

These are the most useful next steps for tenants using this page.

🐶 Pet Request Template Use a structured written request when asking for permission to keep a pet. 🔧 Disrepair Complaint Letter Escalate repairs and conditions issues with stronger written evidence. 💵 Dispute Deposit Deductions Step-by-step guide and templates for challenging unfair deposit deductions. 💬 Ask a Legal Question Use TLA support where you need guidance on the next legal step.
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Frequently Asked Questions

My landlord says they can refuse my pet because the lease says no pets. Is that still valid?

The RRA 2025 overrides blanket “no pets” clauses for tenancies in England from 1 May 2026. A landlord can still refuse a specific pet request, but they must give a fair reason for that specific request — they cannot simply rely on a general prohibition clause in the agreement. Submit a written request and ask for a written response explaining the reason for any refusal.

I received a Section 21 notice after 1 May 2026 — what should I do?

Do not vacate the property. Section 21 notices served after 1 May 2026 are unlawful. You should not be required to leave on the basis of such a notice. Contact TLA or seek legal advice immediately. Keep the notice and any related correspondence as evidence. A court will not grant possession on the basis of a post-commencement Section 21 notice.

Can I withhold rent if my landlord won’t carry out repairs?

Withholding rent is not a straightforward or safe self-help remedy and can put your tenancy at risk. If you stop paying rent, your landlord may be able to use rent arrears as a ground for possession even if they are in breach of their repair obligations. The correct routes are: (1) give written notice of the repair, (2) follow up in writing, (3) report to the council for HHSRS enforcement, (4) bring a county court claim under the Homes (Fitness for Human Habitation) Act 2018. Take legal advice before stopping rent payments.

A letting agent refused to show me a property because I have children. What can I do?

From 1 May 2026, refusing to show a property or withholding availability information because you have children is unlawful under the RRA 2025. Document what was said, by whom, and when. You can raise a formal complaint with the letting agent’s redress scheme (either The Property Ombudsman or Property Redress Scheme), report the conduct to your local Trading Standards, or seek legal advice about a formal claim. Keep all evidence.

Do these rights apply in Wales?

The Renters’ Rights Act 2025 applies to England. Wales has its own private renting legislation under the Renting Homes (Wales) Act 2016, which introduced a separate set of tenant protections including occupation contracts and a different possession regime. The Homes (Fitness for Human Habitation) Act 2018 and the Equality Act 2010 apply in both England and Wales. If you are in Wales, check the Welsh Government’s guidance for the rules specific to your tenancy.

TLA Legal Partner — Coming July 2026
Duncan Lewis Solicitors

Duncan Lewis has a dedicated housing law practice, nationally recognised for tenant advice, disrepair claims and broader housing matters. TLA’s formal legal partner agreement is in final stages — direct referral pathways from July 2026.

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Need support with your tenancy rights?

TLA members have access to tenant legal templates, case guidance, and direct escalation support for disputes and claims.

  • Pet request template, disrepair letters, deposit dispute packs
  • Guidance on Section 8 notices, rent increases and discrimination complaints
  • Legal partner referral network in final agreement stage — available from July 2026
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