Renters' rights, answered

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Clear, plain-English answers to the most common questions we see from private renters in England - Section 21 after 1 May 2026, deposit protection, rent increases, repairs, illegal eviction, and the Renters' Rights Act 2025.

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Common questions

Is Section 21 still valid in 2026?
No new Section 21 notices can be served on or after 1 May 2026. The Renters' Rights Act 2025 abolished Section 21 “no-fault” evictions in the private rented sector in England from that date. Notices served before 1 May 2026 can still run their course during the transitional window, but they remain vulnerable to multiple legal challenges, for example, unprotected deposits, missing gas safety certificates, missing EPC or “How to Rent” documents, incorrect notice periods, or retaliatory-eviction restrictions. If you have a Section 21 notice in front of you, run it through our Section 21 notice checker or read the Section 21 abolition explainer.
Can my landlord evict me without a reason in 2026?
Not without a valid legal ground. From 1 May 2026, a private landlord seeking possession of an assured tenancy will ordinarily need the grounds-based Section 8 procedure under the Housing Act 1988. The landlord has to state an available ground, for example serious rent arrears, anti-social behaviour, or a genuine intention to sell, and satisfy its statutory requirements. Other tenancies, licences, and excluded occupiers follow different rules. For most grounds, if you don't leave by the notice date the landlord still has to apply to the county court for a possession order. Only a court bailiff (or High Court enforcement officer) can lawfully remove you from your home. Any lockout, harassment, or threatening behaviour in the meantime may be an offence under the Protection from Eviction Act 1977. Use our Section 8 eviction checker or read the “Can my landlord evict me in 2026?” guide for a walk-through of each ground.
What if my deposit isn't protected?
Under sections 213–215 of the Housing Act 2004, landlords in England have 30 days from receiving a deposit to: protect it in one of three government-approved schemes (Deposit Protection Service, MyDeposits, or Tenancy Deposit Scheme), and give you the “prescribed information” about where and how the deposit is protected. If they didn't, you may be entitled to compensation of between 1 and 3 times the deposit amount, on top of the deposit itself. A Section 21 notice based on that tenancy is also invalid until the deposit is either returned or properly protected, which is one of the most common reasons Section 21 notices fail. Run the facts through our deposit checker or read the deposit protection guide.
How do I challenge a rent increase?
How you challenge depends on how the rent increase was proposed: Section 13 notice (the statutory route): you can refer the notice to the First-tier Tribunal (Property Chamber) before the date the new rent is due to start. The tribunal assesses the open-market rent but can not set the rent above the landlord's proposal for a notice served on or after 1 May 2026. An earlier notice follows the former rules and the determination may be higher than the proposal. Agreement or rent-review clause: since 1 May 2026, an increase within an ordinary private assured tenancy normally needs the section 13 process. Agreement to a lower amount after a section 13 notice or tribunal decision has specific statutory conditions. A valid saved pre-May possession case may still follow the former rent rules and needs review. Informal demand (a text or letter saying “rent is going up”): not binding on its own. You don't have to agree, and the landlord must still follow one of the routes above. For a notice served on or after 1 May 2026, the prescribed form is Form 4A, or a document substantially to the same effect, for an ordinary private assured tenancy. Form 4 remains relevant for a notice served before that date and some saved cases. Run your facts through the rent increase checker or read the rent increase rules guide.
How much notice does a landlord have to give before eviction?
The required notice depends on the type of notice and the ground used: Legacy Section 21: at least two months, and it can never be served within the first four months of a new tenancy (the bar is on when the notice is given, not when it expires). Section 8, Ground 8 (rent arrears): four weeks for a notice served on or after 1 May 2026, with a higher (3-month/13-week) arrears threshold; two weeks with a lower (2-month/8-week) threshold for a legacy notice served before that date. Section 8, anti-social behaviour grounds: Grounds 7A and 14 can allow proceedings immediately after notice. The period for other grounds depends on the ground and the notice service date. Section 8, sale / landlord-moving-in grounds: four months for a notice served on or after 1 May 2026 (two months under the legacy regime). Our eviction timeline walks through each stage from notice to court order.
My landlord is ignoring repairs. What can I do?
Under section 11 of the Landlord and Tenant Act 1985, your landlord is responsible for the structure, exterior, and main installations (heating, hot water, plumbing, gas, electric). The Homes (Fitness for Human Habitation) Act 2018 goes further: if the property is unfit to live in, you can sue the landlord directly. Report the problem in writing (email or text counts) with dates, photos, and any health impact. Give a reasonable time to fix it, a few days for emergencies, longer for non-urgent work. If it's ignored, complain to your council's environmental health team. They can serve an improvement notice, which also restricts the landlord's ability to evict you under the Deregulation Act 2015. Keep everything dated. You may need evidence for court, the tribunal, or a deposit dispute. Run the facts through the repairs checker or read the damp & mould rights guide if your issue is damp or mould.
What is illegal eviction and what are my rights?
For most residential occupiers protected by section 3, a landlord can only regain possession through a court order followed by a bailiff. Anything else, changing the locks, removing your belongings, cutting off gas, water or electricity, or harassing you into leaving, may amount to a criminal offence under the Protection from Eviction Act 1977. If there is immediate danger, call 999. Otherwise call 101 and report the facts as a suspected offence. Report it to your council's tenancy relations officer (most councils have one). Ask a housing solicitor whether an injunction, damages, or another remedy is available. Liability and valuation depend on the facts and evidence. Use the illegal eviction checker or call Shelter's housing helpline on 0808 800 4444 during its published opening hours.
What are my rights under the Renters' Rights Act 2025?
The Renters' Rights Act 2025 is the biggest reform of the private rented sector in a generation. The main changes that affect renters directly: No new Section 21 “no-fault” evictions from 1 May 2026. No new fixed-term tenancies, all new tenancies are periodic, giving tenants the right to leave with two months' notice. Strengthened Section 8 grounds (some tightened, some broadened, plus new grounds for sale and for landlords moving in). The Act provides the framework to extend Awaab's Law, with its strict timetables for dangerous hazards (especially damp and mould), to the private rented sector - but this is not yet in force for private renters and no commencement date has been announced. It has applied to social housing since 27 October 2025. A new Private Rented Sector Landlord Ombudsman that tenants can escalate disputes to for free. Tougher rules on rent increases: at least 52 weeks (53 in some cases) since the last increase, by Section 13 notice on the prescribed form for the date served (Form 4A on or after 1 May 2026), with tribunal challenge rights preserved. Read the full overview in our Renters' Rights Act 2025 guide.
Does this tool replace a solicitor?
No. The checkers give you clear, statute-based legal information and help you understand where you stand, but they are not legal advice and they don't create a solicitor–client relationship. If you have a court date, face immediate homelessness, harassment, or a dispute involving serious money or criminal matters, speak to a qualified adviser. Free options include Shelter (0808 800 4444) and Citizens Advice. For more on the tool's scope, see how accurate is this tool?
Do you store my answers or personal data?
No. The wizard runs in your browser. Your answers are sent to the backend only at the moment a letter is generated, and they're not stored afterwards. We don't keep a copy of your generated letter either. The only data we hold is an email address if you choose to sign up for deadline reminders, and you can unsubscribe at any time. Full details are in our Privacy Policy.
Is this service free to use?
Yes. Every checker on the site is free. You get a clear verdict, the statute references behind it, the top issues identified from your facts, and suggested next steps, without paying. For renters who want a deeper analysis or a ready-to-send letter based on the facts they entered, we offer an optional paid report. See how it works for the full journey from question to letter.

Use the interactive checker on getrentersrights.com for the full step-by-step result.

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