Housing

Preparing to Rent

When preparing to rent, there are many things to consider including everything from getting your contract checked to making yourself aware of your rights and responsibilities as a tenant.

But don’t worry, we have lots of useful information to help you out!

Renters’ Rights Act 2026

The Renters’ Rights Act will come into effect from 1 May 2026. The Act will change the way renting works in England and aims to give renters more rights and protections and improve housing standards.

This new Act will impact you if you currently rent or will be renting private student housing. We wanted to share some key information with you regarding the changes you may see and important things to be aware of.

Whilst previously student housing contracts have for the most part been ‘assured shorthold tenancies’ which would have been for a fixed term, generally 12 months, from 1st May 2026 all tenancies will become periodic, meaning tenants can rent month to month without a specific end date. There are some benefits and some issues with this when it comes to student rentals, these are as follows:

Benefits:

  • Students are no longer locked into their housing contract for an entire year and can now save several months of rent by renting September to June rather than July to June.
  • If there are any major issues with the house or with housemates, tenancies can be ended before the year is over.
  • It is important to note that because tenancies do not have a set ‘end date’, tenants will be expected to give 2 months’ notice before moving out, and a failure in doing so may result in additional months of rent needing to be paid until the notice period is up. For example, for students hoping to move out of their house on 1st July, notice would have to be given my 1st May to allow for the full 2 months to be carried out. Tenants are responsible for rent payments until the notice period is up.

Issues- If tenants are renting with other people, if one person in the tenancy wishes to leave, they can end the entire tenancy by giving their two months’ notice. However, through conversations with estate agents or landlords, this may be avoided through finding replacement tenants. 

There are also new ‘summer eviction’ rules for student houses (grounds 4a). This only applies to tenants in a House of Multiple Occupants (HMO, with three or more students), and it allows landlords to re-claim the property between 1st June and 30th September to re-let it for the following academic year. With this, landlords are still required to give 4 months’ notice before taking the property back, and must inform tenants of their intentions to use this clause upon the students moving in.

If the landlord intends to use Ground 4a, they are unable to let the property more than 6 months before the move in date, meaning tenants cannot be pressured to sign contracts very early on into the year.

Most tenancy-related fees are banned; however, you may be charged in certain situations.

The only payments you can be asked for are: rent, a refundable deposit (maximum 5 weeks' rent), a holding deposit (maximum 1 week's rent), utilities, council tax, and reasonable costs for things like late rent, lost keys or ending a tenancy early. Viewing fees, administration fees, referencing fees and check-out fees are all banned.

Rent ‘bidding wars’ will also be banned from 1 May 2026, meaning the landlord can only accept the advertised rent amount for a property. For example, if a property is advertised at £2,000 a month for the entire home, the landlord cannot accept £2,500 from prospective tenants who really want the house. This ensures everyone is competing on equal terms. Any landlords caught in breach of this will be subject to fines, starting at £7,000 for initial breaches and going up to £40,000 for repeated offences.

Landlords will no longer be able to request more than one month’s rent in advance, meaning requests for multiple months’ rent to be paid upfront will now be illegal. This does put extra onus on students to have a guarantor which may cause challenges for international students or home students who cannot rely on family support, and whilst there are companies that can act as a guarantor these may cost a significant amount of money- usually between 4 and 20% of the total rent. For students needing to access these guarantor services, it is worth shopping around to find the best rates.

Landlords will be able to raise the rent once per year during a tenancy but must follow a procedure and give at least 2 months’ notice before doing so. Students can challenge any rent increases they feel are too high at a Tribunal, and landlords can no longer include ‘rent review’ clauses in contracts to push rent increases through during the course of a tenancy.

From 1st May 2026, you have the right to request permission to keep a pet in your home once you have moved in and landlords cannot unreasonably refuse or request pet insurance to cover damages. This does however only apply once you have moved in and landlords can reject applications from people with pets, as well as advertise their properties as no pets, but would have to give good reasons to deny this once you are living there.

Graphic that says 'How the Renters' Right Act Impacts You'

How the Renters’ Right Act Impacts You

The new Renters’ Rights Act will come into force from Friday 1 May 2026, here's are some important things to be aware of.

Tenancy Rights and Responsibilities

Any tenant living in rented accommodation has certain rights and responsibilities that must be met, so it’s important to know these rights from the onset.

As a tenant, you have the right to:

Live in a property that is safe and in a good state of repair

Have your deposit protected and returned

Live in the property
undisturbed

Know who your
landlord is

Challenge excessively
high charges

See an Energy Performance Certificate for the property

Be protected from unfair eviction and unfair rent

If you have a tenancy agreement, it should be fair and comply with the law.

If you do not know who your landlord is, write to the person or company you pay rent to. Your landlord can be fined If they do not give you this information within 21 days.

Rights and Responsibilities FAQs

Before you sign a tenancy agreement, it is important to follow certain steps:

  • Always view the property before you sign on the dotted line.
  • If you are renting as a group/in shared accommodation, it is advised that each tenant views the property first.
  • Make sure you view the whole property, inside and outside, and preferably during the day before signing a tenancy agreement.
  • Always read the terms and conditions of your tenancy agreement before signing.
  • Do not sign a tenancy agreement under pressure.

Always read the terms and conditions before you sign anything.

Community Living at the University of Birmingham has designed a form to self-review your housing contract. So, make sure you check it out.

If you are satisfied, then you can go ahead and sign your housing contract. However, if you need further clarification or advice then you can book an appointment with Community Living to clarify clauses that you are unsure about. Please bring a copy of your contract with you.

The housing organisation, Shelter, provides helpful information on their website, and offers advice guides for private tenants and people looking for a home through a private landlord or letting agent.

Your landlord has to give you at least 24 hours notice to visit your property and must visit at a reasonable time of day, unless it’s an emergency and they need immediate access to the property.

You must also:

  • Take good care of the property, for example turn off the water at the mains if you’re away in cold weather.
  • Pay the agreed rent, even if repairs are needed or you are in dispute with your landlord.
  • Pay other charges as agreed with the landlord, for example utility bills.
  • Repair or pay for any damage caused by you, your family or friends.

Your landlord has the right to take legal action to evict you if you do not meet your responsibilities.

Whilst landlords can no longer evict tenants in ‘no fault evictions’, your landlord can take legal action against you if:

You are at fault. These grounds include:

  • Anti-social behaviour (including following noise or disruption complaints).
  • Damaging the property.
  • Falling into rent arrears. 

You may also be evicted if the landlord's circumstances change: Landlords have strengthened rights to reclaim properties when necessary. They can evict to sell the property, to move back in themselves, or to house a family member.

However, you get a 12-month protected period at the beginning of any tenancy during which landlords cannot evict you for these reasons. This covers most students since you'll typically rent for an academic year.

After that protected 12-month period, landlords must give four months' notice when using these grounds, giving you more time to find a new home. 

For most tenants, there are 3 stages to eviction:

  • Notice
  • Court action
  • Eviction by bailiffs

Your landlord must follow the legal process, otherwise it's an illegal eviction.

If you receive a notice for eviction, please contact Guild Advice straight away.

Bills

Before moving into your new home, it’s essential to plan how you’ll set up your utilities, such as gas, electricity, water and WI-FI providers.

This section will explore the pros and cons of setting up utilities individually versus opting for a package company, practical tips for getting started, and optional extras like TV licences or contents insurance.

Please remember that all decisions should be made in agreement with your housemates first.

Setting Up Individual Utilities

Pros Cons

Cheaper: you can compare prices and get the best deal on your utilities; bills package providers may charge more for the convenience of them sorting this out for you.

Time-consuming: comparing each utility provider separately can be more time-consuming than going with a bills package provider

Greater flexibility: you can select exactly what you need e.g. broadband speed that suits your household, opt for a green energy provider, or decide if you need a TV licence or not.

*Please see Gov.uk for legal requirements around TV licenses.

More complex: managing multiple accounts can be complex as you will need to keep track or different payment dates, monitor your bills and make sure everything is paid on time.

Ability to change providers: you can switch providers more easily and with few limitations.

Coordinating payments with housemates: if you’re living with other students, coordinating who pays what can be challenging.

Setting Up Utilities with a Package Company

Pros Cons

Convenience: bills package companies handle everything for you, which saves you the time of having to set up each individual utility.

Potentially higher costs – bills package companies may charge more for the convenience of setting up bills for you.

Single point of contact: if there are any issues with your utilities, you only need to contact the provider rather than multiple companies.

Less flexibility – you may have less control over the choice of utility providers or services you receive – e.g. it may be harder for you to get better Wi-Fi if your signal is slow etc.

Easier to manage with housemates: each housemate can pay a fixed amount each month, which makes budgeting easier and allows everyone to pay their share.

Housemate dependence: if one housemate moves out, it may be challenging to resolve changes in payment.

Essential Utilities and How to Set Them Up

  • First, find out who is providing this currently to your house, then compare prices on comparison websites (e.g. Uswitch, MoneySuperMarket). You can use the readings from previous tenants as an estimate figure, but bear in mind that you may use more or less.
  • It is typically cheaper to combine your gas and electricity under a dual tariff with one single supplier, you will also only have one monthly bill
  • You set up gas and electricity by creating an account with the provider and establishing a direct debit. Be sure to submit readings as soon as you move in.

If you do switch suppliers, bear in mind that you may need written permission from your landlord first.

There are many things to consider when setting up your gas and electricity suppliers, and you need to decide which tariff (pricing) suits you best.

Tariff Options

Fixed Rate

Set price for each unit of electricity you use – so the bill only changes when your consumption does. They protect you from price hikes, but you’re locked in if prices fall too. There are also often exit fees if you want to leave early.

Variable Rate

Most popular option – the rate fluctuates with the market, meaning that you could either save money or spend more if rates rise.

Standing Charge

A fixed daily cost that utility providers charge for maintaining your connection to essential services, regardless of how much you use.

  • Typically supplied by a regional provider - you can look them up by searching your postcode.
  • The amount you pay is either based on meter readings or a fixed rate, all you need to do is set up a direct debit.
  • Compare suppliers based on speed, reliability and price, while also considering the Wi-Fi currently in the property (if any).
  • Make sure to consider the number of users in your household. Bear in mind the length of the contract too – they often range from 12-24 months. Look at student deals for 12-month contracts.
  • Remember that there are often installation fees involved so you may want to make your housemates aware before moving in

In addition to your essential bills, there are a few other costs to consider when settling into your new home, such as your TV License, Council Tax and Contents Insurance (you can explore options via Compare the Market).

While these may not apply to everyone, it’s important to consider all potential expenses to ensure you’re fully prepared.

Deposits

When you move into a rental property, you’ll be required to pay an upfront security deposit. This is a refundable sum of money that you pay to your landlord or letting agent before you move in.

This deposit is your money, designed to secure the property and provide the landlord with a financial commitment that you’ll uphold the terms of your tenancy agreement. You should get your deposit back when your tenancy ends, but your landlord could keep some or all of it for missed rent payments or damage to the property.

*On this page we refer to deposits used for Assured Shorthold Tenancies (ASTs). This is not applicable for University Accommodation or if you’re living as a lodger.

Deposit FAQs

Find out the answers to your frequently asked questions about deposits.

A tenancy deposit cannot usually be more than 5 weeks' rent.

Yes, all deposits should be protected by your landlord.

Your landlord/letting agent must protect your deposit using one of the three authorised deposit protection schemes. Your landlord/letting agency can choose which scheme they protect your deposit in.

If at the end of your tenancy your landlord won’t return your deposit or wishes to make deductions from your deposit, you can contact the scheme’s dispute resolution service to decide how much you get back.

You may be able to get your deposit back from the scheme without going to court if you can't get in touch with your landlord at the end of the tenancy.

When you pay your deposit make sure you get a receipt.

Your landlord or agent has 30 days from when you pay your deposit to:

  • Protect it with an authorised scheme
  • Give you certain written information about the scheme

The deposit must remain protected throughout the tenancy.

If you are unsure whether your deposit is protected you can check on the three authorised deposit protection schemes' websites- Deposit Protection Service (DPS), Tenancy Deposit Scheme (TDS) and MyDeposits.

There are penalties for landlords who fail to protect your deposit within the time limits.

If you think that your landlord has not used a Tenancy Deposit Scheme when they should have done, you can make an application to your local county court. The court can order your landlord to:

  • Pay the deposit into a Tenancy Deposit Scheme’s bank account within 14 days or
  • Repay it back to you

The court may also order the landlord to pay you up to 3 times the deposit within 14 days of making the order.

The deposit is your money. Your landlord should provide evidence of their costs if they decide to make deductions. Reasonable deductions could include:

  • Unpaid rent
  • Damage to the property 

You can challenge deductions if you think they are unreasonable.

Any deductions from a deposit are usually made at the end of a tenancy. Your landlord should provide you with a breakdown in writing of any deductions they wish to make and provide evidence to support them.

It is also possible for landlords to retain the deposit until proof has been provided that all utility bills have been paid, but this intention should be stated in the tenancy agreement.

Landlords can also deduct amounts from deposits for any other financial loss, such as the cost for utilities to be reconnected due to you not paying bills.

During your tenancy agreement you should not use your deposit to pay for any rent arrears. You are legally liable to pay the rent up until the end of the tenancy agreement. If you do not, then your landlord could take legal action against you to recover it.

If you cannot agree with the landlord or agent over how much of the deposit should be returned, then you should refer to the Tenancy Deposit Scheme which is protecting your deposit.

If your tenancy has finished and you do not receive your deposit back within 14 days (or period stated on your contract), then you should first write to your landlord respectfully requesting it to be returned. If that does not work, you can contact your deposit protection scheme.

If you only receive part of your deposit back, then your landlord should provide you with reasons as to why deductions have been made including a full breakdown of costs incurred. If they do not, then you should write to your landlord/agent requesting this information along with evidence to support any claims (i.e. receipts).

If your landlord refuses to return your deposit, or if you have been charged for damage that you feel you are not liable for, then it is possible for you to take legal action to claim any amounts owed to you.

Before taking this option, you should try to resolve the dispute informally with your landlord and you should always seek advice before taking the legal route. Where your deposit is protected under a Tenancy Deposit Scheme then your dispute would normally have been resolved before this point using the scheme’s resolution service.

Marks Out Of Tenancy

When preparing to rent a property, it’s beneficial to see what the current tenants have to say about their experience of living there. One of the ways you can do this is by asking them directly, but you can also explore the Marks Out of Tenancy platform.

Marks Out of Tenancy provides students with an opportunity toreview their property, landlord, local area and overall student living experience. So we’d encourage you to have your say to improve the renting experience for others and visit our Marks out of Tenancy page.

View Marks out of Tenancy

Not found the answer you're looking for? Visit Shelter or Citizens Advice for all things housing.

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