Renting in England: A Complete Guide for Newcomers (2026)
Featured Question
What has changed for renters in England since the Renters' Rights Act?
The Renters' Rights Act received Royal Assent on 27 October 2025, with tenant-facing provisions coming into force on 1 May 2026. The most significant changes include the abolition of Section 21 'no-fault' evictions, the end of fixed-term assured shorthold tenancies (which automatically converted to rolling periodic tenancies), a ban on rental bidding wars, and stronger protections around rent increases, pets and discrimination.
The rental market can move quickly and newcomers often navigate it in a second language. For Turkish families, students and professionals arriving in the UK, navigating all of this in a second language can feel genuinely daunting.
The good news is that the law has shifted substantially in tenants' favour. The Renters' Rights Act received Royal Assent on 27 October 2025, with the provisions that directly affect tenants coming into force on 1 May 2026. This guide walks through the entire rental journey — where to search, how to apply, what your new rights mean in practice, and how to avoid the scams and hidden pitfalls that catch too many newcomers out.
Optivest is a property investment consultancy and FCA-authorised mortgage broker. We do not provide legal advice. For questions about your specific tenancy rights or immigration status, we recommend consulting an accredited solicitor or Citizens Advice.
Where to Search for a Rental Property
The most reliable starting point is the major online property portals, which carry the vast majority of rental listings across England.
- Rightmove, Zoopla and OnTheMarket: All three allow you to filter by area, number of bedrooms, monthly budget and commute distance. Set up email alerts on at least two of them — good properties go quickly.
- SpareRoom: The go-to platform if you're looking for a room in a shared house rather than a whole property.
- OpenRent: A platform where landlords let directly without an agent, which can mean a simpler fee structure — though the same legal rules apply to all parties.
- University housing portals: If you're arriving as a student, your university's own accommodation database is a vetted and well-regulated place to start.
- Turkish community groups on social media and WhatsApp: These can save time and surface options you won't find on portals — but the fraud risk is meaningfully higher in informal channels. Treat anything shared here with extra caution.
When using agents, look for membership of ARLA Propertymark or RICS — you can verify both on their respective membership directories. Confirming an agent's registered address on Companies House is well worth doing before you hand over any money.
Optivest Note: Two common mistakes are at this stage. The first is falling in love with a listing before researching the neighbourhood. The second is making a decision without visiting in person — or at least sending someone they trust — to check school catchment areas, public transport links and the general feel of the street at different times of day. A half-day spent on the ground before signing anything prevents a great deal of regret later.
Viewings: Never Pay Before You've Seen the Property
The single most important fraud-prevention rule in English renting is this: do not make any payment — holding deposit or otherwise — before you or someone you trust has physically viewed the property. The classic scam targeting international arrivals runs roughly as follows: "We know you're abroad, pay the deposit now and we'll post you the keys." This is fraud. No legitimate landlord or agent operates this way.
During a viewing, there are several things worth checking methodically:
- Test the heating, hot water and electrical sockets. Look for damp patches, mould and any signs of roof or window leaks.
- Ask to see the Energy Performance Certificate (EPC) — the property must be rated at least E, and landlords are legally required to provide this document.
- Request the Gas Safety Certificate (must be renewed annually) and the EICR (Electrical Installation Condition Report).
- Ask whether the property is leasehold or freehold, and whether any service charge applies.
- If you can, visit at a different time of day or on a weekend to get a sense of noise levels, parking and the wider neighbourhood.
Applying and the Reference Process
Once you've found a property you want to take, the agent or landlord will typically ask for a holding deposit to take it off the market while references are checked. Under the Tenant Fees Act 2019, this is capped at a maximum of one week's rent — calculated as monthly rent × 12 ÷ 52. The holding deposit is either put towards your first month's rent once you sign, or returned to you; deductions are only permitted in a limited set of circumstances set out in the legislation, such as providing false information or failing to complete the application within a reasonable timeframe.
The reference check itself typically covers three areas:
- Income and employment: An employer reference, employment contract or bank statements demonstrating your income.
- Previous landlord reference: A letter or email from a former landlord confirming you paid rent on time and looked after the property.
- Credit history: If you've only recently arrived in the UK and haven't built a credit file yet, the agent may ask for a guarantor or request a larger upfront payment.
One point that catches many newcomers off guard: it is illegal under the Tenant Fees Act 2019 to charge a separate application fee or referencing fee. If an agent asks you to pay for your own reference check, refuse and report it to your local Trading Standards office. A first offence can result in a fine of up to £5,000 for the landlord or agent.
Your New Rights as a Tenant From 1 May 2026
The Renters' Rights Act represents the most sweeping reform of the private rental sector in England in a generation. Here is what changed on 1 May 2026:
- Section 21 abolished: Landlords can no longer serve a 'no-fault' eviction notice. To end a tenancy, they must now demonstrate one of the specific grounds set out in the legislation — such as selling the property or moving in themselves or a close family member — and pursue the matter through court if the tenant does not leave voluntarily.
- Fixed-term tenancies ended: From 1 May 2026, all new tenancies — and most existing assured shorthold tenancies — automatically converted to rolling periodic tenancies (monthly or weekly). The old rule that prevented tenants from leaving before a fixed term expired is gone.
- Tenant notice period: If you want to leave, you must give your landlord at least two months' written notice. A landlord can agree in writing to accept a shorter period.
- Rental bidding wars banned: The rent advertised in a listing is the ceiling. Agents and landlords cannot invite, encourage or accept offers above the stated asking rent.
- Rent increases: A landlord can only raise the rent once in any twelve-month period, and must give at least two months' written notice. If you believe the proposed increase is above market rate, you have the right to challenge it at the First-tier Tribunal, which will assess the market rent independently.
- Discrimination protections extended: Refusing to rent to someone — or making the process deliberately difficult — because they have children or receive benefits such as Universal Credit is now explicitly prohibited.
- Pet requests: Tenants can make a written request to keep a pet. Landlords must consider the request properly and, if they wish to refuse, must provide a valid reason. Blanket bans on pets are no longer straightforward to enforce. Landlords may ask tenants to take out pet damage insurance.
- Advance rent caps: No rent can be demanded before the tenancy agreement is signed. Between signing and the tenancy start date, no more than one month's rent may be collected. Landlords cannot ask for rent that is not yet due. Guarantor arrangements remain permitted.
The Tenancy Agreement and Deposit Rules
Read every clause of the tenancy agreement before you sign. With the move to rolling tenancies, provisions that previously prevented tenants leaving before a fixed period are no longer valid — but always check the specific wording of any agreement you're presented with.
For the security deposit, the Tenant Fees Act 2019 sets the following caps:
- If annual rent is below £50,000: the maximum deposit is five weeks' rent.
- If annual rent is £50,000 or above: the maximum deposit is six weeks' rent.
- Weekly rent is calculated as: monthly rent × 12 ÷ 52.
Once a deposit is taken, the landlord must register it in one of the three government-approved protection schemes within 30 days:
- Deposit Protection Service (DPS)
- MyDeposits
- Tenancy Deposit Scheme (TDS)
The landlord must also provide you with the scheme's details and the associated Prescribed Information documents in writing within that same 30-day window. If you do not receive these, we recommend seeking independent legal advice, as there may be consequences for the landlord under the relevant legislation.
The inventory (condition report) produced at the start and end of the tenancy is crucial. Any deductions from your deposit at the end will be based on the difference between the two. Before signing the check-in inventory, go through it carefully and record any discrepancies in writing — dents, marks, missing items — so you're not held responsible for damage that was already there.
Right to Rent: How the Identity Check Works
Before a tenancy can begin, landlords and agents in England are legally required to verify that every adult occupant has the Right to Rent in the UK. This is a standard immigration-status check — it applies to everyone, and it is not targeted at any particular nationality.
- eVisa or BRP holders: Log in to your UKVI account on GOV.UK and generate a share code, then pass this to your landlord or agent. The code is valid only for the purpose of a Right to Rent check.
- If you cannot generate a share code: You can present your passport or the relevant immigration document issued by the Home Office.
- Important: This check cannot be used as a pretext for discrimination. As noted above, rejecting an applicant because they receive benefits or have children is unlawful regardless of what the Right to Rent check shows.
Fraud Red Flags to Watch Out For
- Payment before viewing: Any request for money in exchange for a key being posted to you — particularly when you're told the landlord is abroad — is a scam.
- Deposit or rent demanded before signing: Beyond a capped holding deposit, a landlord or agent should not ask for rent or a full security deposit before the agreement is signed, and the Renters' Rights Act limits rent in advance.
- Illegal fees: Application fees, referencing fees or anything labelled an "admin charge" are unlawful. Do not pay them.
- Rent that seems too low: A listing priced well below the market rate for the area is often a signal that the property does not exist.
- Agent who won't speak on the phone or meet in person: Legitimate agents and landlords are not difficult to reach. Anyone who insists on communicating only by text or email should raise your suspicion.
- Pressure to decide immediately: "We have other interested parties — you need to pay today" is a pressure tactic designed to rush you into a bad decision. Walk away.
Optivest Note: Before engaging with any agent, confirm their ARLA Propertymark or RICS membership on the relevant register.
Moving-In Checklist
- ☐ Received a written receipt for the holding deposit and confirmed the conditions for its return.
- ☐ Completed the reference process — no application or referencing fee was charged.
- ☐ Read the tenancy agreement in full; understood the rolling/periodic tenancy terms.
- ☐ Confirmed which deposit protection scheme holds my deposit and the date it was registered (within 30 days of payment).
- ☐ Received the Prescribed Information documents in writing.
- ☐ Reviewed the check-in inventory before signing and submitted any written objections.
- ☐ Requested and received the EPC (minimum E rating), Gas Safety Certificate and EICR.
- ☐ Provided my Right to Rent share code or documents to the landlord or agent.
- ☐ Notified the electricity, gas, water and council tax providers of my new address.
- ☐ Researched contents insurance for my belongings.
Frequently Asked Questions
Does my tenancy agreement signed before 1 May 2026 still apply?
Yes — but it has changed automatically. Most existing assured shorthold tenancies converted to rolling periodic tenancies on 1 May 2026. From that date, Section 21 notices are no longer valid. If your landlord wants to end the tenancy, they must rely on one of the specific grounds set out in the Renters' Rights Act and, if necessary, go through the courts.
Can my landlord ask me to leave with two months' notice?
Not in the way they could before. Since 1 May 2026, landlords cannot serve a Section 21 no-fault eviction notice. If they want you to leave, they must prove one of the statutory grounds — for example, that they intend to sell the property or that they or an immediate family member plan to move in. If you receive any form of eviction notice, we would strongly recommend consulting GOV.UK's tenant guidance or contacting Citizens Advice before taking any action.
Can I rent a property if I don't have a UK credit history?
Yes, though many agents will ask for a guarantor or a larger advance payment from applicants without an established UK credit file. A guarantor is a third party — typically UK-resident with a stable income — who agrees to cover the rent if you cannot. If you don't have a guarantor, some agents will point you towards commercial guarantor services; if you go this route, examine the fee structure carefully before committing.
What can I do if my holding deposit isn't returned?
The circumstances in which a landlord or agent can legitimately retain a holding deposit are narrow: providing false information during the application, failing to complete the process within a reasonable timeframe, or withdrawing your application. If you believe a deduction has been made outside these grounds, put your objection in writing first. If that doesn't resolve things, you can escalate to your local Trading Standards office or the Property Ombudsman.
I have a pet — can the landlord refuse?
Under the Renters' Rights Act, you have the right to make a written request to keep a pet. Your landlord must give that request proper consideration and, if they want to refuse, must provide a valid reason. A blanket "no pets" policy is no longer as straightforward to enforce as it once was. Your landlord may ask you to arrange pet damage insurance as a condition of consent.
Can I challenge a rent increase?
Yes. Your landlord can only raise the rent once in any twelve-month period and must give you at least two months' written notice. If you consider the proposed increase to be above the going market rate, you can apply to the First-tier Tribunal within the statutory window. The Tribunal will make an independent assessment based on comparable market rents and issue a binding decision.
Renting in England becomes a far less stressful experience once you understand the rules — and those rules have become considerably more tenant-friendly since May 2026. If you're currently renting and are starting to think about buying property in the UK, whether as a home or an investment, the Optivest team is happy to talk through the purchase process, mortgage options and investment considerations.
The dates, figures and legislative provisions cited in this article are correct at the time of writing but are subject to change. Always verify current information with GOV.UK or the relevant official source before taking any action. Optivest is a property investment consultancy and FCA-authorised mortgage broker; we do not provide legal advice. For independent legal guidance on tenancy matters, we recommend consulting an accredited solicitor or Citizens Advice.
If you are renting now but planning to buy later, contact us or reach us on WhatsApp. See our mortgage brokerage service for financing, our taxes and costs guide for total cost, and our project listings for options.
For 6 years we have advised international investors on UK property investment from London.