Absolutely—here’s a revised, more nuanced version that highlights the Renters’ Rights Bill changes coming in May 2026, and flags key blind spots for both landlords and tenants, especially for those signing agreements now that will convert to periodic tenancies under the new law.

Landlord vs Tenant Rights: Complete Comparison (England and Wales)

Whether you rent out a property or live in one, you have clear legal rights and duties – and mixing them up can lead to expensive disputes. This guide compares landlord and tenant rights side by side for England and Wales, with a special focus on the changes coming with the Renters’ Rights Bill in May 2026.

You will learn:

• Core legal responsibilities of landlords and tenants

• Who must handle repairs, safety checks, and notice periods

• How deposits, inspections, and evictions are supposed to work

• What will change when the Renters’ Rights Bill is enforced in May 2026

• Where to go if things break down

Use the comparison table to quickly see who is responsible for what.

Table of contents

1. Tenancy basics in England and Wales

2. Main landlord rights and responsibilities

3. Main tenant rights and responsibilities

4. Landlord vs tenant: quick comparison table

5. Resolving problems and getting help

6. Review checks before publishing
   
   

1. Tenancy basics in England and Wales

Most private rentals in England and Wales are assured shorthold tenancies (ASTs). Key documents usually include:

• Written tenancy agreement

• How to Rent guide (for England)

• Deposit protection information

• Gas safety certificate, electrical checks, and energy performance certificate

Blind spot:
If you sign a new fixed-term tenancy now, be aware that under the Renters’ Rights Bill (expected May 2026), most fixed-term ASTs will convert to periodic tenancies when the new law comes into force. This means your rights and notice periods may change mid-tenancy, and section 21 “no fault” evictions will be abolished.

The exact rules can change over time, so always check current government guidance and ask your landlord or agent how the new law may affect your agreement.

2. Main landlord rights and responsibilities

Landlords must generally:

• Provide a property that is safe and fit for human habitation

• Carry out repairs to structure, exterior, heating, hot water, and key installations

• Arrange required gas and electrical safety checks

• Protect deposits in a government‑approved scheme and provide prescribed information

Landlords have rights too, such as:

• Receiving rent on time

• Taking certain steps to recover possession following correct legal procedures

• Entering the property for repairs or inspections with reasonable notice, except in emergencies

Nuance:
From May 2026, landlords will need to follow new rules for ending tenancies, as section 21 notices will be abolished. Only specific grounds (such as serious rent arrears or wanting to sell) will allow possession, and tenants will have stronger rights to challenge rent increases and request to keep pets.

3. Main tenant rights and responsibilities

Tenants are entitled to:

• Live in a property that is safe and in good repair

• Enjoy quiet enjoyment, meaning the landlord should not interfere with reasonable use of the home

• Receive proper notice and follow fair procedures if the landlord wants them to leave

Tenants must:

• Pay rent and any agreed charges on time

• Look after the property in a reasonable way (for example, keeping it clean, avoiding damage)

• Report repairs and safety issues promptly

• Allow access for agreed inspections and repairs, with reasonable notice

Blind spot:
If you’re thinking of getting a pet, the Renters’ Rights Bill will give you a new right to request this, and landlords will need a good reason to refuse. If you’re worried about rent increases, the new law will also give you more power to challenge above-market rises.

4. Landlord vs tenant: quick comparison table

Caveat:
This table is a guide only; exact rights depend on the type of tenancy, the date your agreement was signed, and the law in force at the time.

5. Resolving problems and getting help

When issues arise, both sides should:

• Communicate early and keep records of messages and letters

• Check the tenancy agreement and current guidance

• Consider negotiation or mediation before things escalate

Serious issues, such as illegal eviction, dangerous conditions, or long‑term non‑payment of rent, may require legal action.

Typical problem patterns

Landlords often struggle with:

• Persistent rent arrears and deciding when to start formal possession action (note: from May 2026, only specific grounds will allow eviction)

• Access problems where a tenant will not allow reasonable inspections or repairs

• Unclear historic paperwork for deposits or previous tenancies

Tenants often face:

• Repeated delays in essential repairs (for example, heating or hot water)

• Worries about whether a notice to leave is valid, especially as the law changes

• Confusion about deposit deductions at the end of the tenancy

Blind spot:
If you sign a tenancy now, your rights and obligations may change in May 2026. For example, a fixed-term tenancy may automatically become periodic, and your landlord may need to follow new rules to end the tenancy or increase rent.

In all of these situations, keeping a written record and understanding the relevant clauses in the tenancy agreement makes a big difference.

Using Caira to understand your tenancy documents

AI‑powered legal tools can help landlords and tenants:

• Understand letters and tenancy terms in plain English

• Draft emails or formal complaints

• Prepare questions for advice agencies or solicitors

If you already have a tenancy agreement, inspection report, deposit correspondence or notice, you can upload it to Caira, an AI‑powered legal assistant for England and Wales.

With Caira you can:

• Upload PDFs, Word documents, spreadsheets and photos or screenshots of letters and reports.

• Ask specific questions such as ''Will my tenancy convert to periodic in 2026?'' or ''Is this rent increase allowed under the new law?''.

• Get plain‑English explanations and suggested wording for calm, factual messages to the other side.

Caira is privacy‑first and draws on a library of more than 10,000 legal and tax documents for England and Wales together with your uploads to generate context‑aware answers.

You can try Caira with a free 14‑day trial that takes under a minute to start and does not need a credit card. After that it is an affordable, cheap monthly service at £15/month, available 24/7 on your phone, tablet or laptop whenever housing issues arise.