Renting a property in the UK comes with its own language — and in 2026, that language has changed significantly. The Renters' Rights Act 2025 (Royal Assent 27 October 2025, main reforms in force from 1 May 2026) has rewritten the rules of the private rented sector, abolishing fixed-term Assured Shorthold Tenancies, ending Section 21 "no-fault" evictions, and introducing new protections for tenants.
Whether you're a first-time renter, an experienced landlord, or a letting agent brushing up before a viewing, this glossary breaks down the essential terms you'll come across today — including what's new, what's changed, and what's gone for good.
Assured Periodic Tenancy (APT)
The Assured Periodic Tenancy is now the standard tenancy type for private renters in England. Since 1 May 2026, all new lettings start as assured periodic tenancies with no fixed end date, and every tenancy that used to be an AST converted automatically into one. There's no need for landlords or tenants to sign a new agreement — the same deposit protection, gas safety certificate, EICR and EPC carry over.
Note: You'll still see the old term "Assured Shorthold Tenancy (AST)" in older paperwork, articles and search results. It's now a legacy term — new fixed-term ASTs can no longer be created in England, and existing ones have converted to periodic assured tenancies.
Section 21 Notice (Abolished)
The old "no-fault eviction" notice, which let landlords end a tenancy without giving a reason. Section 21 has been abolished for tenancies in England as of 1 May 2026.
Section 8 Notice
Now the only route for a landlord to seek possession. A Section 8 notice must cite a specific legal reason — known as a possession ground — such as rent arrears, anti-social behaviour, or the landlord's intention to sell or move into the property.
Possession Grounds
The legally defined reasons a landlord can use to end a tenancy under Section 8. Grounds are split into mandatory (the court must grant possession, e.g. serious rent arrears) and discretionary (the court decides based on the circumstances).
PCM (Per Calendar Month)
Rent is charged monthly rather than weekly.
PW (Per Week)
Rent is charged on a weekly basis, common in shared houses and some regions.
Holding Deposit
A payment — capped by law at one week's rent — to reserve a property while referencing checks take place. It's later deducted from your move-in funds.
Security Deposit
Typically five weeks' rent (six weeks if the annual rent is above £50,000), held in a government-approved scheme to cover damage or unpaid rent at the end of the tenancy.
Move-in Funds
The total due before you get the keys — usually the security deposit plus the first period's rent.
Rent in Advance
Landlords can now request a maximum of one month's rent in advance, on top of the deposit, once a tenancy has been agreed. This is a new limit under the Renters' Rights Act, designed to stop tenants being priced out by demands for several months upfront.
Deposit Protection Schemes
It's a legal requirement to protect a tenant's deposit in a government-approved scheme within 30 days of receiving it. The main schemes are the Tenancy Deposit Scheme (TDS), Deposit Protection Service (DPS) and mydeposits.
Rental Bidding (Now Banned)
Landlords and agents can no longer invite or accept offers above the advertised rent. Properties must be advertised with a fixed asking price, and that's the most a landlord can accept.
EPC (Energy Performance Certificate)
Rates a property's energy efficiency from A (most efficient) to G (least efficient). Required for almost all rental properties.
EICR (Electrical Installation Condition Report)
A report confirming the safety of a property's electrical installations, required at least every five years.
Gas Safety Certificate
An annual check, carried out by a Gas Safe registered engineer, confirming that gas appliances and installations are safe.
Decent Homes Standard
A new legal minimum standard for private rented homes, being phased in under the Renters' Rights Act, covering issues such as damp, mould, and disrepair.
Awaab's Law
Sets strict timeframes for landlords to investigate and fix serious hazards like damp and mould, extended to the private rented sector under the Act.
HMO (House in Multiple Occupation)
A property let to at least three tenants from more than one household who share facilities such as a kitchen or bathroom. Larger HMOs need a licence from the local council.
Right to Request a Pet
Tenants can now formally request to keep a pet, and landlords cannot unreasonably refuse. A refusal must be based on a genuine, reasonable objection.
Anti-Discrimination Protections
It's now unlawful for landlords or agents to refuse tenants simply because they receive benefits or have children — commonly referred to as ending "No DSS" and "no children" policies.
Rent Increases and Section 13
Rent within a tenancy can only be increased once every 12 months, using a Section 13 notice. Tenants who believe an increase is above market rate can challenge it at the First-tier Tribunal.
Notice to Leave (Tenant)
Under an assured periodic tenancy, tenants can end the tenancy at any time by giving two months' written notice.
PRS Database (Private Rented Sector Database)
A new national database landlords must register on, recording their details and property compliance information. Rolling out from late 2026.
Private Rented Sector (PRS) Ombudsman
A new, legally binding redress scheme for resolving disputes between tenants and landlords without going to court. All private landlords will be required to join.
Rent Repayment Order (RRO)
A tribunal order requiring a landlord to repay up to 12 months' rent to a tenant (or local authority), typically used where a landlord has broken licensing or safety rules.
ARLA Propertymark (Association of Residential Lettings Agents)
A professional body for letting agents, part of Propertymark, which sets standards of conduct, client money protection and professional development for its members.
Tenancy Agreement
The legally binding contract setting out the terms of the tenancy. Under the Renters' Rights Act, agreements must be written in plain, clear language.
Inventory Report
A detailed record of the property's contents and their condition at the start of a tenancy.
Schedule of Condition (Check-in/Check-out Report)
A report comparing the property's condition at the start and end of the tenancy, used to resolve deposit disputes fairly.
Guarantor
Someone who co-signs the tenancy agreement and agrees to cover the rent if the tenant can't. Landlords and agents commonly ask for a guarantor with an annual income of around 30–36 times the monthly rent, though this varies by agent and property.
Break Clause
A clause allowing either party to end the tenancy agreement early, subject to notice. Break clauses in tenancies signed before 1 May 2026 generally can't be exercised by landlords once the tenancy has converted to an assured periodic tenancy — check current guidance for your specific agreement.
Key takeaway: The Renters' Rights Act 2025 has replaced the old Assured Shorthold Tenancy system with assured periodic tenancies, scrapped Section 21 evictions, capped rent in advance at one month, banned bidding wars, and introduced new tenant protections around pets and discrimination. Whether you're renting or letting a property, understanding these updated terms will help you navigate the process with confidence.
This article is for general information only and does not constitute legal advice. Renters' Rights Act provisions are being introduced in phases — always check the latest government and Shelter guidance for your specific situation.
Rates the energy efficiency of a property from A (most efficient) to G (least efficient).
Details the safety and condition of all electrical installations in the property.
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