Renting a New-Build Home: Your Rights by Nation

Key points

Tenancy law is devolved, so your rights depend on whether the home is in England, Wales, Scotland or Northern Ireland, not on whether it is new.
In England, most private tenancies became assured periodic tenancies on 1 May 2026 and section 21 no-fault evictions ended.
Wales uses occupation contracts under the Renting Homes (Wales) Act 2016, and Scotland uses the open-ended private residential tenancy.
In Northern Ireland, changes from 1 April 2023 capped deposits at one month's rent and gave landlords 28 days to protect them.
In every nation, a tenancy deposit must be protected in an approved scheme within a set time.

What are my rights when renting a new-build home?

Your rights depend on where the home is, not on whether it is new. Tenancy law is devolved, so England, Wales, Scotland and Northern Ireland each have their own tenancy types, notice rules and deposit rules. A new-build home must still be safe and properly let, and in every nation your deposit must be protected in an approved scheme.

This guide covers private renting. Homes let by councils and housing associations at social or affordable rents use different tenancies and allocation rules, which the landlord will explain. Nothing here is legal advice. If you have a problem with a tenancy, contact your council or an advice service such as Citizens Advice.

Before you sign for any home, new or not, ask the landlord or agent which type of tenancy or contract you will have, who your landlord is, how your deposit will be protected and which safety certificates and energy performance certificate apply where you live.

What changed for renters in England in 2026?

The Renters' Rights Act 2025 changed private renting in England. GOV.UK guidance for tenants says that from 1 May 2026:

most existing assured shorthold tenancies became assured periodic tenancies, which run on a rolling basis with no fixed end date
section 21 'no fault' evictions ended, so a landlord needs a legal ground for possession, and the notice period depends on the ground used
tenants can end a periodic tenancy by giving two months' notice in writing
rent can only rise once a year, not in the first 12 months of a new tenancy, using a set form with at least two months' notice
once you have signed, a landlord can ask for no more than one month's rent in advance
landlords must state a rent in adverts and cannot accept offers above it
landlords must consider a request to keep a pet and should give a reason if they refuse

Further changes under the Act are being phased in, so check GOV.UK for the latest position before you sign.

How does renting work in Wales?

In Wales, the Renting Homes (Wales) Act 2016 has applied since 1 December 2022. Tenants are called contract-holders, and most private lets are standard occupation contracts. Welsh Government guidance says:

the landlord must give you a written statement of the contract within 14 days of the date you can move in
the home must be fit for human habitation, including mains-wired smoke alarms, carbon monoxide alarms where required and an electrical condition report
a deposit must be protected in an authorised scheme within 30 days of being paid
for most periodic standard contracts agreed since 1 December 2022, a landlord ending the contract without a reason must give at least six months' notice, and cannot give that notice in the first six months of occupation

How does renting work in Scotland?

Most private lets in Scotland are private residential tenancies. They are open-ended: there is no fixed end date, and the landlord cannot include an expected end date or minimum period. You can leave by giving 28 days' notice in writing. A landlord can only end the tenancy using one of the eviction grounds set out in law, and if you do not leave, the landlord must apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for an eviction order.

A deposit can be up to two months' rent and must be protected in an approved scheme within 30 working days of the tenancy starting. The Housing (Scotland) Act 2025 allows Scottish Ministers to designate rent control areas. The Scottish Government says that homes completely new to the private rented sector are exempt from the cap when their first rent is set, and that mid-market rent and some build-to-rent homes follow the standard rules.

How does renting work in Northern Ireland?

Private renting in Northern Ireland is governed by the Private Tenancies (Northern Ireland) Order 2006, as amended by the Private Tenancies Act (Northern Ireland) 2022. Changes that took effect on 1 April 2023 mean that:

a deposit cannot be more than one month's rent
the landlord has 28 days to protect it in an approved scheme and 35 days to give you information about that protection
failing to protect a deposit is a continuing offence
tenants must be given a notice setting out key information about the tenancy

Notice periods for ending a tenancy depend on how long it has lasted, and the rules have been changing, so check nidirect or the Department for Communities for the current position before you give or accept notice.

How must my deposit be protected?

Nation	Deadline to protect the deposit	Other points
England	Within 30 days of the landlord receiving it	Government-backed schemes: Deposit Protection Service, MyDeposits or Tenancy Deposit Scheme
Wales	Within 30 days of the contract-holder paying it	The same government-backed schemes as England
Scotland	Within 30 working days of the tenancy starting	Deposit can be up to two months' rent; Scotland has its own approved schemes
Northern Ireland	Within 28 days	Deposit capped at one month's rent; protection information due within 35 days

When the tenancy ends, the scheme protects the money and offers a dispute resolution service if you and the landlord cannot agree on deductions. Ask which scheme holds your deposit when you sign.

Is renting a new-build home any different?

Legally, a new-build let follows the same rules as any other home in that nation. In practice, a few things are worth checking:

Snagging: small defects can still appear in the first months. Ask whether you report them to the landlord or a managing agent, and how they are dealt with.
Running costs: ask to see the energy performance certificate and how heating, hot water and any shared systems work.
Estate charges: roads, landscaping and shared areas on new developments may be run by a management company. Check whether any charges are included in your rent.
Build-to-rent homes: some developments are built specifically for renting and managed by one landlord. Your tenancy rights are normally the same as with any other private landlord in that nation.

Can I rent a home from Land to Homes?

Not yet. Land to Homes is a new venture, and no homes are available to rent at the moment. We plan to deliver new homes for rent, including affordable and social homes with councils and housing associations. You can register your interest on our page for home buyers and renters, read about homes to rent, or see how affordable housing works. Social homes are normally allocated through the council or housing association, not by the developer. If you are thinking about buying instead, read our guide to buying a new-build home.

Frequently asked questions

Can my landlord end my tenancy without giving a reason?

It depends on the nation. In England, section 21 no-fault evictions ended on 1 May 2026, so landlords need a legal ground. In Scotland, a landlord must use one of the eviction grounds for a private residential tenancy. In Wales, a landlord can end most periodic standard contracts without a reason but must give at least six months' notice. Northern Ireland has its own notice rules, so check nidirect.

Can I keep a pet in a rented new-build home?

In England, since 1 May 2026, you can ask your landlord for permission to keep a pet, and the landlord must consider the request and should give a reason if they refuse. In Wales, Scotland and Northern Ireland, whether pets are allowed usually depends on the terms of your tenancy agreement or occupation contract, so ask before you sign and get any permission in writing.

What should I check before signing for a new-build rental?

Check the tenancy or contract type, the rent and what it includes, the deposit amount and which scheme will protect it, and who deals with repairs and snagging. Ask for the energy performance certificate and the gas and electrical safety records where they apply. Read the inventory carefully and take dated photos when you move in, so any deductions at the end can be checked against them.

Where can I get free advice about renting?

Your local council's housing team can help with problems such as disrepair or an unlawful eviction. Citizens Advice gives free advice across the UK, housing charities offer advice lines, and in Northern Ireland the charity Housing Rights specialises in tenancy problems. Government websites for each nation, including GOV.UK, gov.wales, mygov.scot and nidirect, explain the rules that apply where you live.

Sources

This guide is general information about how land and housing processes usually work. It is not legal, tax or financial advice. Rules differ between England, Wales, Scotland and Northern Ireland and change over time, so take advice from a solicitor, accountant or land agent on your own situation.

Renting a new-build home: tenancy rules in England, Wales, Scotland and NI