Renting in England: has Section 21 ended? How do rent rises, deposits and right to rent checks work?

Who does this apply to?

This post applies to England only. Scotland, Wales and Northern Ireland have different rules. For example, right to rent checks are not required in those three nations.

It describes tenants in privately rented homes. Lodgers, council tenants and students in halls are not covered here, and different rules may apply.

Details

Has Section 21 ended?

• According to the official pages, yes. Since 1 May 2026, landlords in England cannot evict with a Section 21 ("no fault") notice.
• A landlord needs a valid reason (possession ground). Examples are selling, moving in, or rent arrears.
• The notice a landlord must give depends on the ground. Shelter gives examples: 4 weeks for rent arrears, and 4 months for a sale or the landlord moving in. These are only examples; other grounds have different notice periods.
• Older notices: Shelter says a Section 21 is valid only if both conditions are met. The notice was received before 1 May 2026, and the landlord applied to court before 1 August 2026. If either date was missed, the notice is not valid.

Type of tenancy

• Most tenancies are now rolling "assured periodic tenancies" with no fixed end date.
• A tenant usually gives 2 months' written notice to leave. A shorter period applies if the landlord agrees in writing.

Rent increases

• Rent can rise only once a year. The landlord must give at least 2 months' notice before the increase. Private landlords usually use Form 4A.
• Citizens Advice says an increase can happen every 52 weeks, and not in the first 52 weeks of a tenancy.
• If an increase looks above market rent, it can be challenged at the First-tier Tribunal (the body that handles rent disputes). Shelter says the application must be made before the notice expires. Shelter also says the tribunal can set a lower rent but not above what the landlord proposed.

Deposits

• A deposit must be protected in an approved scheme within 30 days of the landlord or agent receiving it. The GOV.UK page explains this for assured periodic tenancies.

Before renting

• Landlords and agents must state the rent in the advert and must not ask for, encourage or accept offers above it (rental bidding ban).
• No more than 1 month's rent can be asked for in advance between signing and the tenancy starting.
• The Housing Hub page says discrimination against renters who have children or receive benefits is now illegal.

Right to rent checks

• Right to rent is a check of the legal status needed to rent in England. GOV.UK says anyone renting in England proves it. The method depends on nationality and status.
• A share code is an online code from the Home Office that shows a person's status.
• The official code of practice for landlords sets out three routes for tenancies starting on or after 1 October 2026: the Home Office online check, a manual document check, and a digital verification service where permitted.
• The code says people who need a different checking route must not be treated less favourably. A landlord cannot insist on digital evidence and refuse a manual check for people who cannot use the online service.
• If a tenant cannot show documents or a share code while an extension application or appeal is pending, the landlord can use the Landlord Checking Service (a Home Office service that gives landlords a yes or no answer).

Points to watch

• Landlord registration starts region by region from 15 December 2026. This date is close, so check the official page.
• This post is general information. It is not legal or immigration advice.

What can you do?

1. Read the official summary: Private renting is changing.
2. For deposits, see GOV.UK deposit protection. For right to rent, see Prove your right to rent.
3. For rent increases, there is the Citizens Advice page.
4. To ask for advice: Citizens Advice contact page and Shelter England.
5. Questions you can put to a landlord or an advice body: "Which form and ground is this notice based on?", "Which scheme is the deposit protected in?"
6. For status problems, the Find an immigration adviser page can help find a registered adviser.