The first major changes under the Renters’ Rights Act come into force on May 1st.

The Act is the biggest change the private rented sector has seen in decades. With this in mind, we recently asked landlords how they’re feeling about the upcoming deadline, if it’s a concern, and, if so, which areas are causing the most worry.

In the lead up to the 1st of May we’ll be answering your most common questions. Having started the series with rent increases, Section 21 and Rent Repayment Orders, we now turn to pet requests.

As a reminder - the Renters' Rights Act applies to England and does not apply to landlords who live with a lodger.

How does a tenant request a pet?

Tenants must ask you in writing. Their request must include a description of the pet they wish to keep.

How long do I have to respond to a pet request?

You have a 28-day window to respond in writing from receiving the request.

If you need more information, you can ask for details (e.g. the pet’s breed or size). Once the tenant provides the extra info, you have 7 days to give a final decision.

If you do not respond within 28 days, the tenant can apply to the court.

Can I refuse a pet request?

You must consider requests on a case-by-case basis. You cannot refuse without a fair reason.

Valid reasons for refusal include:

• Lease Restrictions: If you’re a leaseholder and your freeholder prohibits pets.
• Property Size: The property is too small for the type or number of pets requested.
• Health & Safety: Another tenant has an allergy.
• Legality: The animal is illegal to own.

If you refuse a request for a pet, you’ll need to respond to your tenant in writing and explain why you’re refusing the request.

Can I change my mind after I say yes?

No. Once you provide written consent for a specific pet, you cannot withdraw it later. However, if the tenant wants a second pet, they must go through the full request process again.

What about pet damage?

You can still use the tenancy deposit to pay for repairs caused by pet damage at the end of the tenancy. You cannot claim for the same damage from both the deposit and an insurance policy.

What happens if I refuse and the tenant disagrees?

If a tenant believes your refusal is "unreasonable," they can submit a complaint to the Private Rented Sector Ombudsman or start court proceedings against you. You’ll be required to provide evidence to support your decision.

Can landlords require pet insurance?

No. The final Act does not allow landlords to require tenants to pay for pet insurance.

For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.

The Renters’ Rights Bill received Royal Assent on 27 October 2025, becoming the Renters’ Rights Act 2025.

The Government has now confirmed a phased implementation timetable, with the first major changes taking effect from 1 May 2026.

These changes apply to private landlords and tenants in England. The new rules banning rental discrimination also extend to Scotland and Wales.

New local council powers (from 27 December 2025)

These powers start before Phase 1 to help councils enforce the new rules. Designed to crack down more effectively on rogue landlords.

• Councils can access third-party data (e.g. from utilities).
• Can demand documents from landlords.
• Can inspect properties more easily, with fewer procedural barriers.

Phase 1 - Starting 1 May 2026

1. End of Section 21 “No Fault” evictions

Landlords can no longer evict tenants using Section 21 of the Housing Act 1988. Landlords will rely on revised Section 8 grounds to regain possession, including:

• Landlord or family intending to occupy the property (after 12 months).
• Intention to sell the property (after 12 months).
• Redevelopment or demolition requiring vacant possession.
• Persistent rent arrears (tenant is at least three months in arrears).
• Persistent antisocial behaviour.

Landlords of student HMOs can recover possession at the end of the academic year (between June and September) provided they give 4 months' notice (however, if the tenancy was agreed more than six months before the tenancy started the landlord needs to give advance notice that they plan to use this ground).

If a Section 21 notice is served on or before 30 April 2026, it remains valid. However, landlords must still begin court possession proceedings, either within six months of serving the notice, or by 31 July 2026, whichever comes first. Again, there are nuances to this, depending on dates, so you should always check how this affects your specific circumstances. If court action is not started in time, the notice will expire and cannot be relied upon after Section 21 is abolished. After 1 May 2026, no new Section 21 notices can be served under any circumstances.

These will not apply initially to the social rented sector, this will happen during Phase 2.

2. Transition to periodic tenancies

All existing fixed-term and assured shorthold tenancies (ASTs) will automatically convert into periodic (rolling) tenancies - giving tenants more control. Tenants can end the tenancy with two months' notice at any time. No new fixed-term tenancies will be permitted. Landlords may end a tenancy only with a valid Section 8 ground.

3. Rent increases limited to once per year

Landlords must:

• Use the Section 13 (form 4) process.
• Provide 2 months’ notice.
• Ensure increases do not exceed market rates.
• Avoid “backdoor evictions” (Landlords cannot use excessive rent increases to force tenants out).

Tenants may challenge rent increases at the First-tier Tribunal by paying a £47 fee. The new rent will only apply from the date of the Tribunal’s decision and will not be backdated. The Tribunal is also prohibited from setting a rent higher than the amount originally requested by the landlord.

4. Ban rental bidding wars

Landlords and agents cannot ask for, encourage, or accept offers above the advertised rent.

5. Ban on large upfront rent payments

Landlords and agents may not:

• Request or accept rent before the tenancy agreement is signed.
• Ask for more than one month’s rent in advance.

6. Right to request a pet

Landlords must:

• Consider pet requests within 28 days (and must not unreasonably refuse consent).
• Give valid reasons for refusing (e.g. building restrictions).

If the landlord requires reasonable extra information then they have a further 7 days to respond from the date the tenant provides this extra detail.

7. Ban on discrimination against families and benefit claimants

It becomes illegal for landlords or agents to discriminate against:

• Tenants with children.
• Tenants receiving benefits.

It will cover both obvious discrimination like adverts saying “No DSS” and more subtle ways landlords or agents can put people off or block them from renting.

The only exceptions are where there is a legitimate reason, such as avoiding statutory overcrowding or if a tenant cannot afford the rent.

8. Stronger enforcement & rent repayment orders

Tenants can apply for Rent Repayment Orders if landlords commit certain offences, such as failure to comply with PRS Database regulations or illegal eviction.

• Civil penalties rise significantly (up to £40,000 for repeat offenders. First or minor non-compliance up to £7,000).
• The maximum amount that can be reclaimed is doubled, allowing tenants to recover up to 24 months of rent in the most serious cases.
• Repeat offenders automatically receive the maximum - the tribunal will automatically order the full 24 months’ rent if the landlord has previously committed the same offence.
• Rent Repayment Orders expand to include superior landlords.

9. Written information requirements

The Government has officially published the Renters’ Rights Act Information Sheet 2026.

• New tenancies: must receive the required written information, which could be in the form of a tenancy agreement. Read more about this here.
• Existing written tenancies: Tenants must receive ‘The Renters’ Rights Act Information Sheet 2026’ from their Landlord/Letting Agent before 31 May 2026.
• Verbal tenancies: If you have a verbal-only tenancy, landlords cannot use the Information Sheet; they must instead provide a written summary of terms by 31 May 2026.

Phase 2 - From Late 2026 to 2028

The Government will roll out the PRS Database and PRS Landlord Ombudsman in two stages.

Stage 1: Late 2026 - Regional rollout of the PRS Database

Landlords are legally required to register both themselves and their properties on the database. Failure to do so may result in penalties.

The database will serve as a central hub for verified information on landlords, tenants, and property details, ensuring compliance with housing law and supporting local councils in enforcement.

Landlords must provide:

• Landlord's contact details (including joint landlords).
• Full property address and details e.g furnished/unfurnished, number of bedrooms and occupancy information.
• Gas, electrical, and EPC safety documents.

An annual fee will apply.

Stage 2: Introduction of the PRS Landlord Ombudsman

• Provides free, binding dispute resolution for tenants.
• Will offer guidance and training for landlords and help resolve tenant-initiated complaints quickly.
• Private landlords will be required to join the scheme, expected by 2028.

The Ombudsman must be fully scaled up before membership becomes mandatory and landlords will be given sufficient notice.

Phase 3 - Decent Homes Standard from 2035 or 2037 (TBC)

The Government intends to apply a Decent Homes Standard to the PRS to ensure homes are safe, secure, and free from serious hazards.

Still under consultation, but expected to require:

• Minimum housing quality standards.
• Enforcement powers for councils if properties fail to meet these standards.
• Alignment with energy efficiency targets (EPC C by 2030, subject to review).

Awaab's Law - (Date TBC)

Awaab's Law will introduce clear legal timeframes for landlords to fix serious issues like damp or mould. The timescales for implementing these changes are still subject to consultation.

The Renters' Rights Bill applies to tenancies only and is not applicable to owner-occupier landlords renting to lodgers.

For further information on upcoming changes, visit the Government's roadmap to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.

The Government has introduced a new requirement for landlords and letting agents in England: tenants must now be given an “Information Sheet” explaining the key changes under the Renters’ Rights Act.

This document is designed to help tenants understand how the new legislation affects their tenancy, while also ensuring landlords and agents remain compliant and understand the new changes.

As a reminder - the Renters' Rights Act applies to England and this advice does not apply to landlords who live with a lodger.

Who needs to provide it?

Landlords and letting agents in England must provide the Information Sheet to their tenants.

If you’re a landlord using a letting agent, the responsibility falls on the agent to provide the document to the tenant - even if you have already done so yourself.

Which tenancies does this apply to?

You must provide the Information Sheet if the tenancy:

• Is an assured shorthold tenancy (AST)
• Was created before 1 May 2026
• Has any written record of terms (including a tenancy agreement, whether fully or partially written)

If your current agreement is only verbal and was created before 1 May 2026, you cannot provide the Information Sheet. Instead, you must give tenants written information outlining the key terms of the tenancy. Find out more about this here.

A copy must be given to each tenant named on the tenancy agreement, sending it only to the lead tenant or providing one copy per household is not sufficient.

When is the deadline?

The Information Sheet must be given to tenants by 31 May 2026.

Failure to do so could result in a financial penalty of up to £7,000, so it’s important not to miss the deadline.

You can share the Information Sheet with tenants multiple times before the deadline to avoid any confusion or disputes about whether it was received.

How should it be delivered?

There are strict rules on how the document must be shared. You can:

• Provide a printed copy by post or by hand, or
• Send the PDF as an attachment via email or text message

Simply sending a link to the document via email or text message is not sufficient and will not meet the legal requirement.

Do I need to update my tenancy agreements?

No, there is no requirement to amend or reissue existing tenancy agreements.

Final tips:

• Download the official version directly from the Government website
• Keep records of how and when the document was shared with tenants
• If sending by post, allow enough time for it to arrive before the deadline

For new tenancies from the 1st May 2026 you'll be required to give tenants certain written information, for more information check out the government website.

For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice

For decades, the "North-South divide" upheld the idea that: London was expensive, and everywhere else was a bargain in comparison. Now, rapidly increasing rents across the UK are challenging the concept that cities outside London are ‘cheap’ and, even if they are, for how long?

Over the past five years, rent rises across the UK have squeezed affordability, no matter where you’re renting. The average cost of a room in London is the highest in the country at almost £1,000 per month, but the gap in affordability is rapidly closing between other cities, which were once considered significantly more affordable.

We looked at the biggest cities in the UK to see which ones have seen the largest increases in rent over the last five years. And despite London remaining the most expensive, you may be surprised to see which cities are topping the list.

In first place is Belfast, which has seen the steepest rent rises of all. Room rents have increased by more than 50%, meaning the average person is paying a whopping £2,460 more per year in rent today than they did in 2020.

Following close behind are Newcastle and Cardiff. The Welsh capital also hit a record high of £666 per month at the end of 2025. While two Scottish cities, Glasgow and Edinburgh, ranked in the top 10, with rents rising by over 40%.

So what’s really going on - Are regional cities quietly becoming the new hotspots? And is the "affordable North" a thing of the past?

London was once seen as the ‘place to be’ for career opportunities, but the introduction of hybrid/remote working has made the need to actually live in the city much less relevant. Plus, it’s still much more expensive for renters than elsewhere. While London has its perks, there are plenty of other cities with exciting things to offer in the way of nightlife, food, fashion, art, etc. Renters now have more incentive to explore other cities, which are, for now, still relatively cheaper…

The table below ranks the UK's biggest cities with the highest rent increases over the last five years:

*Rents are inclusive of bills and based on asking prices

London is infamously an expensive place to rent. While most people have prepared to make that financial sacrifice when they move to the capital, they probably didn’t expect to compete with how quickly average rents are rising.

For context - at the end of 2020, renting a room in the capital would set you back £721, on average. But by the end of 2025, average rent reached £985. In just five years, that’s a rise of almost 40%*.

Naturally, some postcodes have seen more dramatic hikes than others. But they may not be the ones you’d expect. For instance, E2 (Bethnal Green, Haggerston, Cambridge Heath, and parts of Shoreditch), which has typically been popular with younger renters, saw the biggest increase of all. Renting a room in the area now costs an average £1,104 per month, which is a staggering 56% higher than five years ago and is way above the London average. Click here to see which other postcodes made the list of top-10 biggest increases...

But it’s not all bad news.

Rents may be rising, but there are still postcodes in the city where this is happening at a much slower rate. The good news? Out of the top 10 postcodes that saw the slowest rent increases, seven are still under the average rent for a room in London.

These aren’t by any means the cheapest areas to rent a room, but they won’t do as much damage to your wallet. You might be surprised how many of them are pretty damn cool, too.

Chingford (E4) = £768 pcm
Located on the edge of Epping Forest, Chingford is a great place for walking, cycling, and wildlife spotting. You can enjoy the local reservoirs and charming cafés and still be at Liverpool Street in half an hour.
33 mins to Liverpool Street from Chingford

South Woodford (E18) = £838 pcm
Neighbouring trendy Walthamstow but with the benefit of being on the Central Line, the neighbourhood centres around George Lane which features everything from independent shops to large supermarkets, as well as its historic 18th-century pub, The George.
25 mins to Liverpool Street from South Woodford

North Finchley (N12) = £839 pcm
A suburb of north London which is extremely well connected to the city centre via the Northern Line and Thames Link. The area is particularly great for arty-types thanks to Artsdepot which includes theatres, dance and drama studios and a gallery.
25 mins to Tottenham Court Road from West Finchley

Muswell Hill (N10) = £874 pcm
Close to Highgate and Hampstead, this area gives the feeling of an escape from the hustle and bustle of the city - ideal for walks, not to mention the incredible views from Alexandra Park.
20 mins to Euston from Muswell Hill

Herne Hill (SE24) = £893 pcm
Often described as feeling ‘like a village’, Herne Hill is filled with independent shops, cafes and breweries. It also borders zone 2 and 3, making it just a 12 minute train to Blackfriars.
11 mins to Victoria from Denmark Hill

Mortlake (SW14) = £897 pcm
While only connected by mainline trains, Mortlake is undeniably beautiful, featuring plenty of traditional English landscapes and architecture. Enjoy the riverside pubs, dining spots, and great connections to Richmond Park and Kew Gardens.
23 mins to Waterloo from Mortlake

Camberwell (SE5) = £904 pcm
Named one of Time Out’s 2025 coolest neighbourhoods in the world, the area oozies chicness with an exciting food scene and great nightlife spots, as well as being a hub for arts.
11 mins to Victoria from Denmark Hill

To see which other postcodes made the list of top-10 highest and lowest rent rises, click here

*Rents are inclusive of bills and based on asking prices

The first major changes under the Renters’ Rights Act come into force on May 1st.

The Act is the biggest change the private rented sector has seen in decades. With this in mind, we recently asked landlords how they’re feeling about the upcoming deadline, if it’s a concern, and, if so, which areas are causing the most worry.

Over the next couple of months, we’ll be answering your most common questions. Having started the series with rent increases, and Section 21, we now turn to potential tenant disputes, tribunal challenges, and the risks of civil penalties and Rent Repayment Orders.

As a reminder - the Renters' Rights Act applies to England and does not apply to landlords who live with a lodger.

1. Can tenants challenge rent increases under the Renters' Rights Act?

Yes. Tenants will have the right to challenge rent increases. Landlords will only be able to increase rent once per year using the Section 13 process. If a tenant believes the increase is above the market rate, they can refer it to the First-Tier Tribunal.

Rent increases must therefore reflect genuine market rates. Read more about
rent increases in our recent Q&A.

2. Can tenants challenge evictions?

Yes. With the removal of Section 21, landlords must rely on specific Section 8 grounds - these are specific circumstances in which a landlord can regain possession (e.g., rent arrears, selling the property, moving in themselves, or breach of tenancy terms).

If a tenant does not leave when an eviction notice is served, a landlord will need to provide evidence in court to prove the relevant ground applies e.g., a landlord might show they’ve instructed an estate agent and solicitor if they wish to prove they're selling a property.

Tenants may challenge possession claims in court. If a mandatory ground is proven, the court is required to grant possession. For discretionary grounds, the court may decide whether eviction is reasonable, even where the ground has been met.

3. Could tenants challenge misuse of possession grounds?

Yes. The Renters' Rights Act introduces restrictions designed to prevent certain possession grounds from being misused.

For example, if a landlord regains possession on the basis that they intend to sell the property or move into it themselves, they cannot re-let the property for 12 months to prevent misuse of the moving-in and selling grounds. To note - there's a specific exception for shared owners (read more here).

4. What if my tenant falls into rent arrears?

Rent arrears will remain a valid ground for possession. However, the Renters’ Rights Act will increase the mandatory eviction threshold from 2 months' arrears to 3 months', alongside other measures.

Landlords should act early if arrears begin to build, keep clear records of payments and communication, and try to resolve the issue with the tenant where possible before the situation escalates.

5. What civil penalties could landlords face under the Renters' Rights Act?

Local authorities will be granted stronger enforcement powers, with penalties of £7,000 for initial breaches or minor non-compliance, rising to up to £40,000 for serious or repeat offences.

6. What is a Rent Repayment Order (RRO)?

A Rent Repayment Order allows tenants (or local authorities) to claim back an amount of rent where a landlord has committed certain housing offences.

7. Can tenants apply for an RRO themselves?

Yes. Tenants can apply directly to the First-Tier Tribunal for a Rent Repayment Order if they believe their landlord has committed a relevant breach.

8. How much rent can tenants reclaim?

The maximum amount of rent that can be reclaimed through a Rent Repayment Order will increase from 12 months to up to 24 months' rent.

9. What kind of things should landlords do to reduce the risk of penalties or tenant challenges?

• Ensure rent increases are market-justified
• Keep clear evidence when using possession grounds
• Respond promptly to repair issues
• Comply with licensing and safety requirements
• Maintain clear communication with tenants

Good record-keeping will be critical if disputes arise.

For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice

From May 1st 2026, the first major Renters' Rights Act changes will take effect.

The act is the biggest change the private rented sector has seen in decades. With this in mind, we recently asked landlords how they’re feeling about the upcoming deadline, if it’s a concern, and if so, which areas are causing the most worry.

Over the next couple of months, we’ll be answering your most common questions. Having started the series with rent increases, we’re now turning our attention to the changes coming to Section 21 ‘no fault’ evictions.

As a reminder - the Renters' Rights Act applies to England and does not apply to landlords who live with a lodger.

When will Section 21 actually be abolished?

The deadline is May 1, 2026. From this date, Section 21 "no-fault" evictions are abolished for both new and existing tenancies.

What happens to Section 21 notices served before 1 May 2026?

Any valid Section 21 notice served on or before 30 April 2026 will remain legally valid after the abolition date. However, landlords must still begin court possession proceedings, either within six months of serving the notice, or by 31 July 2026, whichever comes first. There are nuances to this, depending on dates, so you should always check how this affects your specific circumstances. If court action is not started in time, the notice will expire and cannot be relied upon after Section 21 is abolished. After 1 May 2026, no new Section 21 notices can be served under any circumstances.

How will I regain possession of my property without Section 21?

You will still be able to evict tenants, but only using valid Section 8 grounds which require a specific reason (e.g. rent arrears, selling the property, moving in yourself, or breach of tenancy terms) and evidence to support possession. “No-fault” evictions will no longer be permitted.

What happens to fixed-term tenancies?

From 1 May 2026, all Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies.

This means:

• Tenancies will no longer have fixed end dates
• Tenants can generally give 2 months’ notice at any time
• Landlords must rely on statutory possession grounds to end a tenancy

Can I still do fixed-term lets for students?"

Traditional fixed-term tenancies will be replaced by periodic tenancies under the new system. However, landlords of genuine student HMOs will be able to rely on Ground 4A to regain possession between 1 June and 30 September in line with the academic year.

To use Ground 4A:

• The property must qualify as an HMO
• It must be let to full-time students
• Advance notice must have been given that this ground may be used
• At least 4 months’ notice must be served

The ground cannot be used if the tenancy agreement was made more than six months before the tenancy start date. This means student landlords will still be able to manage annual turnover, but with stricter notice and documentation requirements than under the previous fixed-term system.

Can I evict a tenant if I want to sell the property?

Yes, but the rules have changed. Tenants have a 12-month protected period at the start of a tenancy during which you can't evict them to sell the property. Landlords must give at least 4 months’ notice and the notice period must not expire during the protected first 12 months of the tenancy.

How will rent increases work without Section 21?

Rent increases will be limited to once per year (not above market rate) and must follow a formal Section 13 process. Tenants can challenge the increase at a Tribunal; if they do, the new rent is paused until the Tribunal makes a decision. To find out more about rent increases read our rent increase Q&A.

What happens if my tenant refuses to leave?

If a tenant does not leave after a valid notice has been served you will then need to apply to the court for a possession order, where the landlord must demonstrate that the ground for possession is valid.

Do I need to issue new tenancy documents?

Yes. From 1 May 2026, you will need to give tenants certain written information about key terms of the tenancy. If you do not, your tenant could complain to the local council, and you could receive a fine of up to £7,000. Find out more about this here.

How can I avoid disputes or delays when repossessing a property?

• Keep detailed rent and communication records
• Document breaches thoroughly
• Serve notices using the correct grounds and forms

For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.

Elisha shares how she and her fiancé, Kieran, met through SpareRoom.

After I finished uni, I moved into a house of girls in Earlsfield, London. We were a close group of friends and loved living together, but as our late twenties approached, people naturally began moving out to live with partners. Eventually, it was just my best friend, Sophie, and me left in the house. By 2019, we needed to fill the remaining two rooms, so we listed them on SpareRoom and started inviting people over for viewings.

Out of everyone we met, two girls were clear front-runners - similar age with lots in common - so we offered the rooms to them first. When they dropped out at the last minute, we had to go with our ‘back-up’ option: Keiran (now my fiancé) and his best friend, Dom. The only reason we hadn’t chosen them originally was because neither of us had lived with boys before. Looking back, it was one of many ‘sliding doors’ moments that could have stopped Kieran and me from ever meeting.

“Shared living helps you to get to know people in a completely different way. If anything, it proved to me that you should remain open to the people that you live with as you never know who you might meet!”

As it turned out, living with the boys was a great decision. In fact, they were actually a lot cleaner than girls we’d lived with. And because they were both new to the area, unlike Sophie and I, they were keen to explore and would often find new places to eat or pubs for us to try, which gave us a whole new perspective on a place we’d lived for years. Like us, they were also really into cooking and loved having a chilled evening in.

We all got on well, but Kieran and I grew especially close. About six months in, we took a trip to Whitstable, where we finally admitted we had feelings for each other. I was hesitant at first - what would it mean for our friendship or for the house dynamic? He wasn’t my type on paper, and I wasn’t his. I work in theatre and the arts; Kieran’s in IT. I’d always dated creative types, and I was still on a dating hiatus after a disappointing summer. But he was completely certain that none of that mattered - which was honestly quite romantic. He said we should just go for it. So we did.

Thankfully, our housemates were very supportive and even excited for us. We made a real effort not to be overly PDA in the house. We went on a lot of walks! And then, to make our relationship hard-launch even more dramatic, London went into lockdown three weeks later. Our other housemates moved out, and Kierian and I stayed, paying reduced rent. If we thought dating while house-sharing might be tricky, doing it through lockdown was a whole new level.

“I never in a million years thought that a house viewing would lead to me meeting my future husband, until he walked through my front door.”

As we’d had six months of becoming friends, and many late nights chatting on the sofa about our lives over red wine and whiskey, there were no surprises when it came to living together under such intense circumstances. If anything, it solidified that we were good mates to begin with. It worked out so well in fact, that by early 2021 we moved out together and Kieran proposed a few years later. We’re getting married in May 2026! We live in Surrey now, but we knew we wanted a London wedding because that’s where it all began.

We always joke that SpareRoom was our ‘Tinder’, but the irony is, we probably never would have matched on a dating app. Meeting through SpareRoom is far more organic as it introduces you to people you might never have considered - in a platonic way, too. Living together helps you to get to know people in a completely different way. If anything, it proved to me that you should remain open to the people that you live with as you never know who you might meet! I never in a million years thought that a house viewing would lead to me meeting my future husband, until he walked through my front door.

Do you have a SpareRoom success of your own? Maybe you met your best friend, business partner, or the love of your life - Drop us an email, press@spareroom.co.uk or a DM on Instagram! We’d love to hear your story.

From May 1st 2026, the first major Renters' Rights Act changes will take effect.

The act is the biggest change the private rented sector has seen in decades. With this in mind, we recently asked landlords how they’re feeling about the upcoming deadline, if it’s a concern, and if so, what area in particular is worrying them.

Over the next few months, we’ll be answering your most common questions, kicking off with the changes coming to rental increases.

As a reminder - the Renter’s Right Act applies to England and does not apply to resident landlords

Renters’ Rights Act: Rent increases

The Renters’ Rights Act introduces a stricter, more transparent process for adjusting rents. Landlords will only be able to increase rent once per year, and it must not exceed market rate.

Here are the answers to the most common questions we’re hearing from landlords as we approach the deadline.

Can I still increase the rent?

Yes - but only once in any 12-month period, and only by using the Section 13 process (using the new Form 4A).
You will no longer be able to:

• Rely on fixed-term rent review clauses
• Increase rent informally
• Reset the rent by ending and re-granting a tenancy

Do new rules apply to existing tenancies or only new ones?

From 1 May 2026, the law applies to all private tenancies in England. All existing fixed term Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies. The new rules apply regardless of when the original contract was signed.

What process do I have to follow to increase rent?

You must:

• Serve a Section 13 notice (Form 4A)
• Provide two months' notice
• Ensure the timing is legal - the new rent cannot start less than 12 months after the previous increase.

What happens if the tenant challenges the increase?

If a tenant believes the increase is above market rates, they can refer it to the First-tier Tribunal. If this happens:

• Unlike the old system, the new rent only starts from the next payment date after the Tribunal's decision. This means landlords cannot claim "back-rent" for the months the case was being heard.
• The Tribunal will determine the "market rent." Importantly, they cannot set the rent higher than what you originally proposed.
• In rare cases, the Tribunal can delay the start of the new rent by an additional two months if it causes "undue hardship" to the tenant.

Can I put the rent up more if my costs have risen?

No. While your costs may have gone up, they are not a legal justification for an above-market rent increase.

Can I use a high rent increase to encourage a tenant to leave?

The Act specifically aims to prevent “backdoor evictions” where rent increases are used to force tenants out.

What if the tenant simply refuses to pay the higher rent?

If the increase was properly served or not challenged in time, the new rent becomes the legal rent.

What happens if I get things wrong?

Enforcement is much stronger under the Renters' Rights Act. Local authorities now have the power to issue:

• Civil penalties (£7,000 for initial breaches and up to £40,000 for serious or repeat offences)
• Rent Repayment Orders (tenants can reclaim up to 24 months’ rent in serious cases)

Keeping good documentation and compliance is essential.

What should landlords do now?

• Check your dates: Check when you last increased rent. Ensure your next planned increase falls outside the 12-month window.
• Research your local market: Keep in the loop on average rents for comparable properties in your area.
• Review your paperwork: Ensure you are ready to use Form 4A and that your notice periods are updated to two months.
• Speak to your agent: If you use a letting agent, confirm they are fully briefed on the 2026 changes - you are still legally responsible even if they make the mistake.

For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.

Flatsharing has traditionally been dominated by people in their 20s and 30s, but in recent years the proportion of younger renters is declining, while the 45+ age group is increasing.

So, why is this happening, and how is that changing the dynamics of flatsharing as we know it? Here’s a simple breakdown:

Young renters wanting to move from family homes are being delayed

In the past five years, UK rents have risen by a whopping 29%, and now average £749 per month. As a benchmark of affordability, it’s recommended that no more than 30% of gross income is spent on housing costs, with this in mind, the average salary needed for someone to 'affordably' rent a room is close to £30k. As a result, many under-25s just starting out in their careers have no choice but to continue living in their family homes.

People are flatsharing for longer

The proportion of renters aged 45+ is increasing. This is likely due to a combination of factors, including high rent prices and increased cost of living, which makes it more difficult to save for a deposit to buy a home, resulting in people flatsharing for longer.

Over 65s see the biggest increase

As more people approach retirement without enough savings, the proportion of over 65s flatsharing has tripled in the past decade - the biggest increase of all age groups, despite making up the smallest part of the market.

And, as more people approach retirement without enough money saved, the number of over 65s sharing their homes with lodgers is increasing too: there has been a 38% increase over the past two years.

More multi-generational households

A January 2026 survey by SpareRoom revealed that 38% of flatsharers now live in multi-generational households, where the age difference between the oldest and youngest adult is 20 years or more. Close to a quarter of flatsharers have - or are - flatmates with a 30+ year age gap between them.

What does all this mean?

While the ageing flatshare market reflects real financial pressures, it also shows how shared living is evolving. Flatsharing is no longer just a short-term phase before “settling down” - it can be a flexible way of living that suits different ages and life stages. With more multi-generational households, flatsharing can also provide everyday connection at a time when loneliness is on the rise for people of all ages.

Want your rent paid for a whole month? Here's how…

Every month, SpareRoom’s Live Rent Free prize draw gives one lucky UK renter the chance to win the cash-equivelent of one month's rent!

Through Live Rent Free, we’ve given away over £200,000* to our lucky winners, and since 2018 we've also matched every prize with a donation to our chairty partner, Crisis.

How to enter

Enter the Live Rent Free prize draw here – it opens on the 1st of every month, and ends at 12PM on the last day of the same month.

Got questions? Check out our Live Rent Free FAQs for all the details.

Keep an eye on our Instagram, Facebook and TikTok for extra entry codes to increase your chances of winning!

(T&C’s apply).

Supporting Crisis to end homelessness

Since 2018, we’ve matched every prize amount with a donation to Crisis, the national charity working to end homelessness across Britain.

The money we donate through Live Rent Free funds year-round services that provide vital support, helping people rebuild their lives, and move out of homelessness for good.

Emily Lever, Head of Partnerships and National Engagement at Crisis, says: *"We all know how important a safe stable home is. It’s essential for how we feel about ourselves physically and mentally. But we also know that there are over 227,000 families and people across Britain who don’t have a place to call home. For them, experiencing homelessness is devastating, isolating and dangerous. The cost of living crisis means that so many more people are at risk of becoming homeless. Here at Crisis, we’re seeing more people than ever before coming to us for help.

That’s why we’re delighted that SpareRoom is supporting us through the ‘Live Rent Free’ competition and will also raise vital funds that will help us to end the homelessness sooner. On behalf of everyone at Crisis, thank you to SpareRoom for supporting us."*

To find out more about Crisis’ work to end homelessness and how you can get involved, head to their website. And of course, keep entering Live Rent Free – by doing so you're already helping.

* Last updated January 2026

For centuries, British homeowners have relied on lodgers to keep them on the property ladder, we’ve just failed to recognise their importance.

When you hear the word ‘lodger’ what springs to mind? Depending on your age it might be Jez from Peep Show, Spike from Notting Hill, Rigsby from Rising Damp or The Fonz from Happy Days.

Lodgers have long been a feature of Britain’s housing landscape, and that’s still true today. If you’re looking for somewhere to rent, there’s a one-in-four chance you’ll end up being a lodger, with just over a quarter of all UK room ads on SpareRoom posted by homeowners looking to rent out their empty bedrooms.

The high cost of living coupled with generous tax-breaks for those earning money from renting out rooms in their homes have made sure lodging has never gone away.

But where did it all begin? Lodgers aren’t a new thing. People have been doing this for centuries.

Mozart and his family were lodgers at 20 Frith Street in Soho in 1764, when the child prodigy was just eight-years-old. The Mozarts were lodgers of corset maker Thomas Williamson.

And lodgers are a feature of Charles Dickens’ works written throughout the 1800s, including David Copperfield, published in 1849:

“I shall never, Master Copperfield,” said Mrs. Micawber, “revert to the period when Mr. Micawber was in difficulties, without thinking of you. Your conduct has always been of the most delicate and obliging description. You have never been a lodger. You have been a friend.”

Other famous London lodgers include Lord Byron, Jonathan Swift, John Constable and Mary Wollstonecraft. But, of course, there was no SpareRoom back then. To find a room, it was either word of mouth, or walk the streets in a likely area looking for a ‘to let’ card in the window and knocking at the door to ask to view, says Gillian Williamson, author of Lodgers, Landlords, and Landladies in Georgian London (Bloomsbury Academic).

Williamson notes the first national census to list lodgers was 1851, when the relationship of residents to the head of the household had to be given. Lodgers were present in 12% – one in eight – of households and accounted for 5% of the total population. But pre-census, lodgers were already a firm fixture in urban life. Williamson told us: “It was estimated by one contemporary, Gregory King, that there were almost 40,000 lodgers in London in 1694 – a population larger than the entire population of the then second city, Norwich.”

Williamson has found records of lodgers, often called ‘sojourners’, in late sixteenth-century London, which also saw rapid population growth combined with legal restrictions on new building. And, in 1604, William Shakespeare was lodging at a house in Silver Street, near St Giles Cripplegate owned by the Mountjoys who made women’s headdresses.

Burgeoning service industries in the late nineteenth century further fuelled the rise of the lodger. A post of Radical Stroud describes the scene:

“Shabby-genteel clerks, commercial salesmen, shop assistants, typists, secretaries, and so on, were occupations that accelerated in number in the heyday of Victorian and Edwardian imperialism. You got a wage but you needed a room to rent – and you lodged with families who were themselves struggling with bills.”

But it was in the aftermath of the Second World War when lodgers were cemented as a staple of the housing landscape. Bombing, of course, had a huge effect on the availability of housing. More than two million homes were badly damaged or destroyed across England, Scotland, Wales and Northern Ireland.

Meanwhile, housebuilding ground to a halt, birth rates increased significantly and those whose homes had been undamaged by the war – often women whose husbands had been killed or returned home unable to work – found renting out rooms the simplest way to make a living and meet huge demand for accommodation.

Without lodgers, more homeownership dreams would have resulted in failure. And without homeowners, rental supply would be even lower, and rents even higher.

Why do people still take in lodgers today?

Fast forward to 2025, and the number of homeowners taking in lodgers is rising – by 38% over the past three years.

Why? In these times of financial hardship and job insecurity, more households are in need of a reliable side income. Some bought homes when low fixed-rate mortgage deals were easy to come by but, at the point of re-mortgaging, found the lowest-available rates were much higher, and would have consumed any disposable income.

Taking in a lodger can go a long way towards helping with mortgage payments, especially with the government’s Rent a Room Scheme allowing people to earn up to £7,500 per year tax free by renting out a room. This is something SpareRoom campaigned for over six-years, finally succeeding in 2015.

Others enjoy the company or help around the house, while some travel regularly for work and like the security of having someone to look after their home, and their pets, while they’re away.

Who takes in lodgers?

Perhaps the typical image of a so-called ‘live-in landlord’ are the empty nesters whose adult children have moved out. But there are plenty of younger homeowners in their 30s who’ve managed to get on the property ladder but need to rent out that second bedroom in their two-bed flat to be able to afford anything beyond the mortgage repayments.

And don’t forget those well into their retirement years who don’t need care but do need a bit of assistance around the house and garden. Many charge lower rent in exchange for some regular help, so it’s a win-win.

Williamson points out the continuity between lodging past and present, which remains to this day a private matter between the host and the lodger. She explains: “Parties can negotiate the price and other terms to suit their circumstances and renegotiate them if these change. In the past those terms might have stipulated whether the household servants would service the room, who was paying for coal and kindling, whether meals were provided, whether the lodger could use the parlour or the kitchen, under what circumstances they could entertain guests. All these terms have their equivalents today.”

What’s in it for the lodger?

For renters, living with your landlord is, on average, 11% cheaper than renting from a traditional landlord, and 17% cheaper in London, according to SpareRoom data. When people are struggling to afford to live because wage increases haven’t kept pace with rent rises, knowing smart ways to cut the cost of renting is helpful.

If something goes wrong around the home – the washing machine breaks or a faulty fire alarm won’t stop going off – the owner’s there to fix it, and is likely to do so speedily, as they’re affected too.

Lodgers don’t have the same rights or protections as tenants though; this is an arrangement the homeowner has full control over.

So what’s next for the lodger-homeowner relationship? Time will tell. We’d like to see higher tax-breaks for homeowners who rent rooms to lodgers, to reflect today’s rents, and to ease the housing crisis. The rental market is in dire need of supply.

But one thing’s for sure: as long as there are people in need of the income, and those in need of cheaper rents, there will be lodgers.

More than half of UK renters are “flathuggers” - could you be one of them? We explain the phenomenon and its impact on the lives of renters.

“Flathugging” is a situation that more and more renters are finding themselves in, where they’d like to move elsewhere but have decided to stay put in their current home - mainly because they feel available housing is out of their budget, according to a recent SpareRoom survey.

Some of the other barriers to moving that renters mentioned were a shortage of places available and the competition being too high. With four people searching for every room available to rent in the UK* and three quarters of renters spending more than 30% of their income on rent, it’s a very legitimate concern.

How else does this impact the lives of renters?

Nearly half of renters said they’ve actively avoided communicating with landlords or agents in the past year about issues with their rental properties, largely for fear of triggering rent increases, and meaning potentially dangerous issues are going unchecked.

Another knock-on effect has been on renters' careers; 61% either strongly agreed or agreed that the rental market has had a negative effect on their career progression, and close to a fifth said they'd turned down a job offer to avoid having to look for a new place to rent in the past two years. This has led to people missing out on higher pay, a better work-life balance, and even career progression opportunities.

What does this mean for renters?

With UK room rents at record highs and the cost of living stretching renters' budgets more than ever, many tenants simply have no choice but to stay put and hope their rent doesn't get any higher. Even for those who can afford to move, avoiding the stress of the rental market is taking priority over career progression and opportunities.

On a positive note, the recently announced Renters' Rights Act will address some of the key issues renters are facing, such as the end of no-fault evictions, fairer rules on rent increases, and an end to bidding wars and fixed-term tenancies. These new protections go a long way towards adjusting the balance of fairness and remove some of the fear and uncertainty around reporting issues to their landlords and agents.

References
Data based on a 2025 SpareRoom survey of 2,571 UK flatsharers, with responses collected between 6-10 October 2025. https://www.spareroom.co.uk/statistics/renters-flathugging

*Q3 2025 SpareRoom demand data

It’s not a shocking statement to say that rents have increased dramatically in the past five years. Average room rent in the UK is currently £753 per month - 28% more expensive compared to five years ago. With wages failing to keep up, three quarters of renters now spend more than 30%* of their income on rent.

While sadly there’s no imminent solution for lowering rents, we’ve done the maths and put together several options which could help to make your rent cheaper - keep reading to see how!

1. Flatsharing vs renting solo

Flatsharing is nearly always cheaper than living alone. For example, renting in a shared house in Bristol would be, on average, £386 cheaper per month than renting alone** – a saving of nearly £5K per year.

Not only do you save money on rent by flatsharing, but bills will probably cost less too, as they‘ll be divided between more people. You can also often afford to live in a better neighbourhood than you could if you lived alone - potentially meaning amenities like transport links and supermarkets will be closer, helping to cut back on other expenses.

2. Lodging

On average, living with a homeowner is 11% cheaper than renting as a tenant, and if you live in London, lodger rent can be up to 17% cheaper! Some lodger adverts also offer to subsidise rent costs in exchange for help around the home, such as pet sitting or gardening, making savings even larger.

It’s worth noting that lodgers' rights differ slightly to those of tenants, so it’s a good idea to do your reading before committing. But, there are many added perks of living with a resident landlord. For one, it’s already their home, so it might have more of a welcoming feel than a rental. Also, if anything breaks, it’s likely you’ll get it fixed quicker as the landlord is affected as well. Finally, expanding your search on SpareRoom to include rooms for lodgers will also massively increase your selection of ads to choose from.

3. Living further out

Towns within commuting distance of cities often have cheaper rent. Now that remote working has become more common, living further out may be a viable option for those willing to relocate. For example, average room rents in Manchester are currently £701 per month. Just a short train ride away, in Bolton - around a 20 min train journey from Manchester - rents average £554 per month. Over the course of a year, rent in Bolton could save you £1,764 on rent, compared to Manchester.

Living out of a city may also offer a better quality of life as towns often have a slower pace, greater access to nature, a stronger sense of community, and a general lower cost of living.

Final thoughts

The rental market is less than ideal for a lot of us right now, but it’s slowly showing signs of improvement - and additions like the Renters Rights Act will be hugely beneficial for bettering the lives of renters. In the meantime, for those looking for cheaper rent, these are just a few suggestions of alternative arrangements.

References
*SpareRoom renter survey, March 2025
**Calculated using SpareRoom Q3 2025 average rent and ONS average rent prices 2025
***SpareRoom Q3 2025 room rental data, (ads include bills)

On Monday 27 October 2025, the Renters' Rights Bill received Royal Assent and entered into law, becoming the Renters' Rights Act 2025. The Act introduces the biggest package of reforms to the private rented sector in England in nearly 40 years.

However, it's worth noting that the commencement date - when the main provisions are expected to come into force - has not yet been published. Current guidance suggests it will likely be within the first half of 2026.

In the meantime, here’s a reminder of everything we do know about the Renters’ Rights Act - and what’s set to change.

(This legislation will apply to landlords and tenants in England.)*

The Renters' Rights Act will:

• New rules on evictions: Removal of Section 21
  Landlords will no longer be able to evict tenants without a valid reason, giving renters greater stability and protection in their homes.

• Update Grounds for Eviction
  Landlords will rely on revised Section 8 grounds to regain possession, including:
  Landlord or family intending to occupy the property (after 12 months).
  Intention to sell the property (after 12 months).
  Redevelopment or demolition requiring vacant possession.
  Persistent rent arrears (tenant is at least three months in arrears).
  Persistent antisocial behaviour.

• Transition to Periodic Tenancies
  All existing fixed-term and assured shorthold tenancies (ASTs) will automatically convert into periodic (rolling) tenancies - giving tenants more control. Tenants can end the tenancy with two months' notice at any time. No new fixed-term tenancies will be permitted.

• Stricter Rules on Rent Increases
  Rent increases are limited to once per year and must align with market rates and landlords must provide two months' notice for any rent increase. Rent increases must follow the Section 13 (Form 4) procedure and take effect only at the end of a rent period. Tenants have the right to challenge increases through the First-tier Tribunal.

• Prevent ‘Backdoor’ Evictions
  Landlords cannot use excessive rent increases to force tenants out. Tenants can appeal rent rises that appear to be above market rate and designed to drive them out unfairly.

• Ban Rental Bidding Wars
  Landlords and letting agents are banned from encouraging or accepting rental bids above the advertised price.

• Ban on Advance Rent Payments
  Landlords and agents cannot ask for or accept rent before the tenancy agreement is signed, and once signed, they can only require one month’s rent in advance.This aims to prevent exclusionary practices that disadvantage tenants unable to afford large upfront payments.

• Right to Request a Pet
  Landlords are required to consider all tenant requests to keep a pet and must not unreasonably refuse consent. Landlords must reply within 28 days. If the landlord requires reasonable extra information then they have a further 7 days to respond from the date the tenant provides this extra detail. Refusals must have valid reasons (e.g. building restrictions).

• Minimum Housing Standards
  A new Decent Homes Standard will be introduced for the private rental sector to ensure homes are safe, secure, and free from serious hazards.

• Awaab’s Law Applied to Private Rentals
  Landlords must fix serious issues like damp or mould within strict legal timeframes—or face consequences.

• Ban Discrimination
  Landlords will no longer be able to refuse or restrict tenants simply because they have children or receive means-tested benefits. This protection covers the whole process - from requesting information and arranging viewings to renting the property itself. The only exceptions are where there is a legitimate reason, such as avoiding statutory overcrowding or if a tenant cannot afford the rent.

• Rent Repayment Orders
  Tenants can apply for Rent Repayment Orders if landlords commit certain offences, such as illegal evictions or failure to comply with housing standards.

• Stronger Local Council Powers
  Councils will have enhanced powers to identify, investigate, and fine landlords who fail to comply with legal requirements.

• A New Digital Rental Database
  A mandatory national register for all landlords and rental properties. Landlords are legally required to register both themselves and their properties on the database. Failure to do so may result in penalties. The database will serve as a central hub for verified information on landlords, tenants, and property details, ensuring compliance with housing law and supporting local councils in enforcement.

• A New Housing Ombudsman
  A free, fair, and binding service to resolve disputes—aimed at reducing the burden on the court system.

The Renters' Rights Bill applies to tenancies only and is not applicable to owner-occupier landlords renting to lodgers.

For further information on upcoming changes, visit the Government's full guide to the Renters' Rights Bill..

*(The rental discrimination updates will also apply to Scotland and Wales.)

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.