Understanding Your Tenant Rights in London: What Every Renter Should Know
Renting in London offers unparalleled opportunities, but it also comes with its unique challenges. Empowering yourself with a clear understanding of your tenant rights is essential for a secure, fair, and positive renting experience. In 2025, the landscape of tenant protections is undergoing its most significant overhaul in decades, thanks to the progressive Renters’ Rights Bill.
This in-depth guide will walk you through your fundamental rights as a London tenant, from legal protections and landlord responsibilities to how new legislation will strengthen your position in the rental market.
1. Your Right to a Safe and Decent Home
Every tenant in London has a fundamental right to live in a property that is safe, healthy, and in a good state of repair.
- Landlord’s Repair Responsibilities: Your landlord is legally responsible for maintaining the property’s structure and exterior (walls, roof, foundations), basins, sinks, baths, pipes, drains, heating and hot water systems, gas appliances, electrical wiring, and any damage they cause.
- Fit for Human Habitation: Under the Homes (Fitness for Human Habitation) Act 2018, your property must be fit to live in from the start of your tenancy and throughout. This covers issues like damp, mould, pest infestations, inadequate ventilation, and problems with water supply or drainage.
- The Decent Homes Standard: Soon to be extended to the private rented sector (expected from 2026/2027), this standard will mandate that properties are in a good state of repair, have reasonably modern facilities (kitchens/bathrooms), provide adequate thermal comfort (heating/insulation), and are free from serious hazards.
- Awaab’s Law: Part of the Renters’ Rights Bill, this law introduces strict deadlines for landlords to address serious hazards like damp and mould. Once alerted, they must investigate within 10 working days and begin remedial action for confirmed significant hazards within 5 working days, with full resolution within 12 weeks.
Action Point: Report all repair issues to your landlord or agent in writing (email is best), with photos/videos if possible, and keep a record of all communication.
2. Security of Tenure: The End of “No-Fault” Evictions
This is arguably the biggest game-changer for tenants in 2025.
- Abolition of Section 21: Landlords will no longer be able to evict you without a valid, legally specified reason. The days of ‘no-fault’ evictions are over.
- Periodic Tenancies: All existing Assured Shorthold Tenancies (ASTs) will convert to periodic (rolling) tenancies, and all new tenancies will be periodic from day one. This means your tenancy will continue indefinitely unless you choose to leave or your landlord can prove a legitimate Section 8 ground for possession (e.g., severe rent arrears, breach of agreement, or if they genuinely intend to sell or move in).
- Your Right to Leave: You will have the flexibility to give two months’ notice to leave at any point in the tenancy, providing greater freedom.
Action Point: Understand that you have more security than before. If you receive a notice to leave, it must state a specific Section 8 ground, and you should seek advice if you believe it’s invalid.
3. Deposit Protection and Fair Returns
Your tenancy deposit is your money, held as security for your landlord.
- Mandatory Protection: If you have an assured shorthold tenancy, your landlord must protect your deposit in one of three government-approved schemes (Deposit Protection Service (DPS), MyDeposits, Tenancy Deposit Scheme (TDS)) within 30 days of receiving it.
- Prescribed Information: Within the same 30 days, your landlord must also give you specific written information (the ‘prescribed information’) about where your deposit is protected and how the scheme works.
- Deposit Cap: Since the Tenant Fees Act 2019, your tenancy deposit is capped at five weeks’ rent (if annual rent is under £50,000) or six weeks’ rent (if annual rent is £50,000 or more).
- Dispute Resolution Service: All schemes offer a free, impartial dispute resolution service if you and your landlord disagree on deductions at the end of the tenancy.
- Illegal Deductions: Your landlord can only make deductions for damage or arrears caused by you. They cannot deduct for “fair wear and tear.”
- Lifetime Deposits (Forthcoming): Future reforms aim to introduce ‘lifetime deposits’ that follow tenants from property to property, reducing the need for a new deposit before the old one is returned.
Action Point: Check your deposit is protected at depositprotection.com, mydeposits.co.uk, or https://www.google.com/search?q=tds.gb.com. Take detailed photos/videos of the property’s condition when you move in and out, and keep your inventory.
4. Fair Renting: Pets, Discrimination, and Rent Increases
The new legislation aims to make the renting process fairer and more transparent.
- The Right to Request a Pet: You now have a right to request permission to keep a pet, which your landlord cannot unreasonably refuse. They must respond within 28 days with a valid reason for refusal. Crucially, landlords cannot charge you pet fees or require you to take out pet insurance.
- No Discrimination: Landlords and agents will be prohibited from imposing blanket bans on renting to tenants who receive benefits or who have children. You must be assessed on your individual ability to meet tenancy requirements.
- Rent Increase Rules: Your rent can only be increased once every 12 months, via a Section 13 notice, and with at least two months’ written notice.
- Challenging Rent Increases: If you believe a proposed rent increase is above the market rate or unreasonable, you have the right to challenge it via the First-tier Tribunal before the new rent takes effect.
- No Rental Bidding Wars: Landlords and agents will be prohibited from encouraging or accepting bids above the advertised asking price for a property.
Action Point: Be aware of these new protections during your property search and throughout your tenancy. If you feel you are being unfairly treated, document everything.
5. Your Right to Quiet Enjoyment and Privacy
You have the right to live in your home peacefully without unnecessary interference from your landlord.
- Landlord Access: Your landlord or agent must give you at least 24 hours’ written notice before they can enter your property, and they can only enter at a reasonable time of day. The only exception is a genuine emergency (e.g., a burst pipe or fire).
- No Harassment: Your landlord must not harass you or interfere with your peace and comfort. This includes frequent unannounced visits, persistent phone calls, or threats of eviction.
Action Point: Understand that your home is your private space. If your landlord attempts to enter without proper notice or consent, you can refuse entry. Document any instances of harassment.
6. New Avenues for Resolution: The Ombudsman and Digital Portal
Two new key regulatory bodies are being introduced to streamline dispute resolution and increase transparency.
- Private Rented Sector Ombudsman: All private landlords will be legally required to join this independent ombudsman scheme (expected from 2026). This offers you a free, impartial, and binding way to resolve disputes with your landlord outside of court, covering issues like repairs, communication, and new tenant rights.
- Digital Property Portal (Landlord Register): All landlords will eventually be required to register themselves and their properties on a new national digital database (expected from 2026/2027). This will provide greater transparency, making it easier for you to verify your landlord and property’s compliance.
Action Point: Be aware that these new systems are being implemented to provide you with clearer routes for redress and information.
What to Do If Your Rights Are Violated
If you believe your landlord is infringing upon your rights, take these steps:
- Communicate in Writing: Always raise issues with your landlord or agent in writing (email is usually best) and keep copies of all correspondence.
- Seek Advice:
- Citizens Advice Bureau (CAB): Offers free, independent advice on housing issues.
- Shelter: A national housing charity with excellent resources and advice for tenants.
- Local Council: Your local council’s housing or environmental health department can investigate issues related to property conditions or illegal practices.
- University Housing Services: If you are a student, your university may offer advice.
- Complain to a ‘Designated Person’: If your landlord doesn’t resolve the issue, you can complain to a ‘designated person’ such as your local MP or a local councillor.
- Use the Ombudsman: Once the Private Rented Sector Ombudsman is established and your landlord is a member, this will be a primary route for dispute resolution.
Understanding your tenant rights in London empowers you to navigate the rental market confidently and assert your position as a valued resident. Stay informed, keep records, and don’t hesitate to seek advice when needed.
