Private rented accommodation

Private rented accommodation is accommodation owned by a private landlord who is not a local authority or registered provider of social housing.

Most private rented accommodation is let through an agent or the landlord directly. Private rented accommodation can include houses, flats and shared accommodation.

Tenancies in private rented accommodation

A private tenant usually has an assured tenancy. A private assured tenancy must be a periodic tenancy and an assured tenant can only be evicted if the landlord can prove a possession ground applies.

Find out more about assured tenancies.

Before 1 May 2026, most private tenants were assured shorthold tenants. On this date most private assured shorthold tenants automatically became assured tenants.

A private assured shorthold tenancy can continue after 1 May 2026 where before that date the landlord served on the tenant either:

• a valid section 21 notice

• a valid section 8 notice

The landlord can continue possession proceedings on a valid notice served before 1 May 2026. The landlord must begin possession proceedings before the 31 July 2026 at the latest.

Find out more about assured shorthold tenancies and the section 21 possession process.

A landlord or agent must follow certain rules on advertising the rent and must not accept bids for higher rent. A landlord can request specific payments from the tenant before the tenancy starts.

Advertised rent

A landlord or their representative must not advertise in writing, or offer in writing, a proposed letting unless:[1]

• they have stated a specific amount as a proposed rent

• the specified rent is stated on the advertisement for the property

This can include online property adverts, printed adverts, social media posts or other digital communication such as emails or texts. It does not include 'to let' signs outside of a property.[2]

Bids for rent

A landlord or their representative must not:[3]

• invite or encourage any person to offer to pay a higher rent than the proposed rent

• accept an offer from any person to pay a higher rent than the proposed rent

The rules apply to assured tenancies and tenancies of supported accommodation.

Local authority enforcement

A landlord or agent who breaches these rules can be subject to financial penalty from the local authority.[4] The local authority must be satisfied on the balance of probabilities that the person has breached the rules.

The maximum penalty is £7,000.

Find out more about local authority enforcement duties.

When the landlord can request fees or payments from the tenant

A landlord can request certain payments from the tenant, including:

• a holding deposit

• rent in advance up to the maximum amount

• a tenancy deposit

Find out more about tenancy fees.

A landlord or agent might request information from a tenant before agreeing to let private rented accommodation.

References

Many landlords or agents require prospective tenants to provide one or more references from previous landlords or employers.

A landlord is not legally obligated to provide a reference for a tenant or former tenant.

Guarantor agreements

Some landlords require a tenant to have a guarantor.

A guarantor is a third party who agrees to meet the obligations under the tenancy if the tenant is unable to do so. For example, a guarantor might agree to pay rent if the tenant is unable to make payments.

It is more likely that a landlord or agent will request a guarantor if the tenant is a young person or has a poor credit rating.

Find out more about guarantors for tenancy agreements.

Income information

A landlord or agent might ask a tenant for proof of their income or ability to pay the rent.

A landlord or agent cannot discriminate against a tenant if they are or might be in receipt of benefits.[5] This does not prevent a landlord or agent from requesting information about a tenant's income or ability to pay the rent.[6]

Find out more about rental discrimination.

A landlord or agent must not discriminate against a prospective tenant. This includes direct discrimination, indirect discrimination, harassment and victimisation as defined in the Equality Act 2010.

A landlord must also not discriminate against a prospective tenant because either:[7]

• they claim or might claim benefits

• they have children under 18

A landlord can request financial information from a tenant to determine if they would be able to afford the rent.[8]

Find out more about rental discrimination.

Financial penalties

A local authority can impose a financial penalty of up to £7,000 against landlords or agents who breach discrimination rules for people who claim benefits or have children.[9]

Find out more about local authority enforcement duties.

A landlord must provide a private tenant with certain information when the tenancy starts.

A landlord does not have to issue a written tenancy agreement to create a private tenancy.

Find out more about where tenancy rights come from.

Written statement of terms or information sheet

From 1 May 2026, private landlords are required to give tenants a written statement of the main tenancy terms. This applies to new assured tenancies after 1 May 2026 and tenancies that existed at that date but had no written agreement.[10]

A landlord is not required to serve a new statement of tenancy terms if the tenancy already has a written agreement on 1 May 2026.

Instead, the landlord must give the tenant the government's information sheet containing the new terms that have been imposed by the Renters' Rights Act 2025.[11]

Find out more about statement of terms and information sheets for assured tenancies.

Prior notice of using grounds for possession

A landlord must notify the tenant at the start of the tenancy that they might use certain grounds for possession.

In most cases the landlord must do this as part of the written statement of terms or information sheet provided to the tenant. This applies to grounds 1B, 2ZA to 2ZD, 4, 5 to 5H, 6A or 18.

Find out more about private assured tenancy mandatory grounds.

How to rent guide

A landlord must provide the tenant with a copy of the latest How to Rent guide. Read the latest How to Rent guide on gov.uk.

If a landlord has not provided a How to Rent guide, this might be a defence to possession proceedings under a section 21 notice. It is not a defence to possession proceedings under a section 8 notice.

Find out more about section 21 notices.

Tenancy deposit protection

A landlord must protect the tenancy deposit. The landlord must also provide the tenant with prescribed information to comply with deposit protection rules.

Find out more about tenancy deposit protection.

If a landlord has not complied with tenancy deposit protection rules, this might be a defence to possession proceedings under a section 8 or section 21 notice.

Find out more about section 8 notices and section 21 notices.

Gas safety certificate

A landlord must provide the tenant with a gas safety certificate.

If a landlord has not provided the latest gas safety certificate, this might be a defence to possession proceedings under a section 21 notice. It is not a defence to possession proceedings under a section 8 notice.

Find out more about section 21 notices.

Energy performance certificate

A landlord must provide the tenant with an energy performance certificate for the property.

If a landlord has not provided the latest energy performance certificate, this might be a defence to possession proceedings under a section 21 notice. It is not a defence to possession proceedings under a section 8 notice.

Find out more about section 21 notices.

Inventories

An inventory is a document detailing the contents and condition of a rented property. A photographic or video record is often used to supplement or replace a paper inventory.

An inventory can protect both the tenant and the landlord where there is a dispute over the return of the deposit and could be used as evidence where a dispute comes before a tenancy deposit protection scheme's dispute resolution service or the courts.

There is no legal requirement for a landlord who is letting a property to prepare an inventory.

Landlord's inventory

Where an inventory is supplied by a landlord or agent, the tenant should check the inventory against the actual contents and condition of the property. They should note any discrepancies before signing the tenancy agreement or signing the inventory to state that it is an accurate record.

Tenant's inventory

If the landlord does not provide an inventory, a tenant can prepare their own inventory and invite the landlord to sign it to state that it represents an accurate record. If the landlord refuses to sign, the tenant can ask an independent witness to check and sign the inventory.

Private assured tenants have rights in private rented accommodation, including the right to:

• ask for permission to keep a pet

• challenge a rent increase

• assign their tenancy

Find out more about rights for assured tenancies.