Key facts (2026): Landlords cannot charge tenancy fees in England beyond the permitted payments — rent, deposit (capped at 5 weeks' rent), holding deposit (capped at 1 week's rent), and certain default fees. The Renters Rights Bill 2024 abolishes Section 21 no-fault evictions — landlords must now provide a valid reason to evict.
Renting privately in the UK has become more complex and more expensive in recent years. Understanding your rights — including what landlords can charge, what your deposit protects, and what the new Renters Rights Act means — helps you navigate the rental market confidently.
The Renting Process Step by Step
Step 1: Search on Rightmove, Zoopla, and SpareRoom. Register with local letting agents. Step 2: Attend viewings — check boiler condition, water pressure, phone signal, broadband availability, and damp. Step 3: Make an offer — rental market moves fast, be ready to offer above asking in competitive areas. Step 4: Referencing — employer reference, previous landlord reference, credit check, income verification (usually 2.5–3× annual rent required). Step 5: Sign the tenancy agreement — read it fully. Step 6: Pay deposit (capped at 5 weeks' rent) and first month's rent. Step 7: Inventory check-in — document everything with dated photos.
Your Rights as a Tenant in 2026
Deposit protection: your deposit must be protected in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receipt. Repairs: your landlord must keep the property in good repair — heating, hot water, structural elements. Rent increases: in an assured tenancy, rent can only be increased once per year with proper notice. No-fault evictions: the Renters Rights Bill (expected to be enacted 2025) abolishes Section 21 — landlords must provide a valid ground for eviction under Section 8. Right to rent check: landlords must verify your right to rent in the UK.
What Landlords Cannot Charge
Under the Tenant Fees Act 2019 (England): landlords and agents cannot charge for: viewing fees; administration fees; referencing fees; credit check fees; tenancy renewal fees; check-out fees; gardening fees. They can only charge: rent; capped security deposit (5 weeks); capped holding deposit (1 week); early termination fees (if you request early exit); utility and council tax charges as specified in the tenancy; and default fees (late rent after 14 days, lost keys).
Our Verdict
The rental market in 2026 favours landlords in most UK regions due to low supply — but your legal rights as a tenant are strong. Document everything from day one: video your inventory check-in, photograph all pre-existing damage, and keep copies of all correspondence. If your landlord fails to protect your deposit or makes illegal charges, you have clear legal remedies — including compensation of 1–3× the deposit amount for protection failures.
Frequently Asked Questions
How do I rent a house UK?
Search on Rightmove or Zoopla, attend viewings, pass referencing, sign the tenancy agreement, pay capped deposit and first month's rent, and document everything at check-in.
What is the deposit cap for rentals UK?
5 weeks' rent for annual rent under £50,000. 6 weeks' rent for annual rent over £50,000. Landlords cannot charge more than this.
Can a landlord evict me without reason UK?
No — the Renters Rights Bill abolishes Section 21 no-fault evictions. Landlords must now have a valid Section 8 ground for eviction.
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Disclaimer: For informational purposes only. Verify with official sources before making decisions.
Last updated: April 2026 · Author: Chandraketu Tripathi
