Tenant rights in England & Wales.
A working reference for what England & Wales’s residential tenancy law actually requires — the kind of details a lease can’t legally override, and the citations that back them.
Regulator · UK Government — Department for Levelling Up, Housing and Communities
Bans most letting fees on assured shorthold tenancies. Permitted payments only — rent, deposit (capped), and a few specified charges.
Tenant Fees Act 2019 (Tenant Fees Act 2019)
Tenancy deposit capped at 5 weeks' rent (where annual rent < £50,000) or 6 weeks (≥ £50,000).
Tenant Fees Act 2019 — deposit cap (Tenant Fees Act 2019, Sch.1)
All deposits on assured shorthold tenancies must be protected in a government-approved scheme (DPS, MyDeposits, TDS) within 30 days. Penalty: up to 3× the deposit.
Housing Act 2004 — Tenancy Deposit Schemes (Housing Act 2004, Part 6)
Landlord must keep in repair the structure and exterior, plus installations for water, gas, electricity, sanitation, and heating.
Landlord and Tenant Act 1985 §11 (Landlord and Tenant Act 1985, s.11)Landlord must ensure the property is fit for human habitation throughout the tenancy. Tenant can sue directly for breach.
Homes (Fitness for Human Habitation) Act 2018 (Homes (Fitness for Human Habitation) Act 2018)
No-fault eviction notice — minimum 2 months. The Renters (Reform) Bill is set to abolish §21 evictions; verify current status.
Housing Act 1988 §21 (Housing Act 1988, s.21)
Things a lease can’t change.
- Landlords must verify a tenant's immigration status under the Right to Rent scheme (Immigration Act 2014).
- Property must have an EPC rating of E or above (MEES regulations) to be lawfully let.
- Annual Gas Safety Certificate (CP12) required and must be provided to tenant.
Where to escalate.
Informational, not legal advice. Statutes change — verify current text before relying on a citation.