How to Rent a Home in England in 2026: Rights and Rules

Renting a home in England changed in 2026: on 1 May 2026 the rules on private renting were updated, and the government's "How to Rent" guide was withdrawn. ONLYWAY NEWS has gathered the current GOV.UK requirements for tenants and landlords.

What is the main type of tenancy now?

The most common agreement is an assured periodic tenancy (APT). From 1 May 2026 it replaced the old assured shorthold tenancies. An APT applies if the property is your main home, your landlord does not live there, and you have your own room (you may share a kitchen or bathroom).

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When is an agreement not an APT?

An agreement is not an assured periodic tenancy if your landlord lives in the same accommodation, the landlord is a local council, it is purpose-built student accommodation, the fixed term is over 21 years, the annual rent is more than £100,000 or less than £250 (under £1,000 in London), or it is a business tenancy or a holiday let. Tenancies that began before 15 January 1989 may be "regulated", with increased protection from eviction. You can check your own tenancy type using tools such as the one provided by the charity Shelter.

How is your deposit protected?

Your landlord or letting agent must put your deposit into a government-approved protection scheme within 30 days of receiving it. In England and Wales there are three schemes: the Deposit Protection Service, MyDeposits and the Tenancy Deposit Scheme. A deposit paid by a third party, such as a parent, must also be protected.

When is the deposit returned?

Your landlord must return the deposit within 10 days of you both agreeing how much you will get back. If there is a dispute, the deposit stays in the protection scheme until the issue is resolved.

What is a Right to Rent check?

Before a tenancy starts in England, the landlord must check that all tenants aged 18 and over can legally rent — even if they are not named on the agreement. If a tenant can stay in the UK only for a limited time, the check must be done within the 28 days before the tenancy begins. Landlords must check all new tenants and must not discriminate based on where someone is from.

Are there exemptions from Right to Rent?

No check is needed for social housing, a care home, hospice or hospital, a hostel or refuge, student accommodation, accommodation provided by a local authority, tied accommodation, or a lease of 7 years or longer.

What happened to the "How to Rent" guide?

The official "How to Rent" guide, first published on 10 June 2014, was withdrawn on 1 May 2026. GOV.UK now points readers to guidance on assured periodic tenancies. The old guide is kept only for cases where a section 21 notice was served before 1 May 2026.

Always check the current rules on GOV.UK. This guide was prepared by the ONLYWAY NEWS editorial team.