Renters' Rights Act in force · 1 May 2026

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No-fault evictions abolished
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Everything in one place

Six tools. Zero friction.

Before you search, during a tenancy, and when things go wrong.

Is my rent fair for my street?

Station-adjusted postcode estimates - not borough averages.

Check my rent →

Your rights in plain English

The Renters' Rights Act 2026 - what changed, without the jargon.

Read my rights →

Is my deposit protected?

Check all three schemes. Unprotected? You may be owed 3× back.

Check deposit →

Free letter to your landlord

Formal letters for eviction, repairs, rent increases and more.

Draft a letter →

Which borough can I afford?

Scored recommendations across all 33 London boroughs.

Find my borough →

What housing benefit am I owed?

LHA rates by borough and household size.

Calculate benefits →
11M
renters protected by the 2026 Act
33
London borough council contacts
3×
compensation for unprotected deposits
5
languages - EN RO PL BN ES
Common questions

What renters ask us most

No. Every tool works immediately - no sign-up, no email, no password. The Evidence Vault saves locally to your device.
No. Settl provides general information about your rights under UK housing law. For serious situations contact Shelter on 0808 800 4444 (free) or a qualified housing solicitor.
The Renters' Rights Act content applies to all private renters in England. The postcode rent tool and borough match are London-specific for now.
Yes, entirely. No freemium gates, no ads. Settl exists to give renters the same quality of information that landlords have always had.
Street-level · station-adjusted · 2026 data

Is your rent fair
for your street?

London rents vary by hundreds of pounds within the same borough. Enter your postcode for a station-adjusted estimate - not a borough average.

bash sed -n '321,640p' /mnt/user-data/outputs/settl-site.html Output
How it works

Rent varies street by street

A flat 4 minutes from an Elizabeth line station commands £200–300/mo more than the same flat 15 minutes away. Borough averages hide this. Our postcode model doesn't.

  • 50+ London postcode sectors covered
  • Station premium model: Elizabeth to DLR, each weighted by market data
  • Walk-time discount applied - every minute matters
  • Under the 2026 Act you can challenge above-market rent at tribunal - free
Try these postcodes
Rent comparison
Postcode · station-adjusted · 2026
Estimates based on 2026 London data adjusted for station proximity. Cross-check live listings for precise comparisons.
Rent questions

What can I do if my rent is too high?

Yes. Under the Renters' Rights Act 2026, you can refer any rent increase to the First-tier Tribunal (Property Chamber). The process is free. The tribunal assesses whether the proposed rent is above market rate and can reduce it - but cannot set it higher than what the landlord proposed.
No. From 1 May 2026, rent can only increase once every 12 months using a Section 13 notice, with at least 2 months' written notice. Any attempt to raise rent more frequently is unlawful.
Based on 2026 median market data for each postcode sector, adjusted for station proximity. They reflect what comparable properties typically rent for in that area. Real-world variation of ±8–10% is normal - a flat's specific condition, floor, and finish will affect the actual figure.
In force from 1 May 2026

Your rights as a
London renter in 2026

The Renters' Rights Act 2025 is now law. Here's what it actually means for you - plain English, no jargon.

What changed on 1 May 2026

Your new protections

These apply to all private tenants in England with an assured or assured shorthold tenancy.

✓ In force now

No more no-fault evictions

Your landlord cannot evict you without a valid legal reason.

Section 21 "no-fault" evictions are permanently abolished. Your landlord can only regain possession by proving a specific legal ground - rent arrears, antisocial behaviour, or intent to sell. A notice with no clear reason is unlawful. Do not leave without getting advice first.
✓ In force now

Rent can only rise once a year

And you can challenge any increase you think is unfair - for free.

Rent increases are limited to once every 12 months, with at least 2 months' written notice via Section 13. If you believe the proposed increase is above local market rate, you can refer it to the First-tier Tribunal at no cost. The tribunal cannot set rent higher than what the landlord proposed.
✓ In force now

All tenancies are now periodic

Fixed-term contracts are abolished. Your tenancy rolls on monthly.

Assured shorthold tenancies are replaced by assured periodic tenancies with no fixed end date. Your tenancy continues until you choose to leave (2 months' notice) or your landlord has a valid Section 8 ground.
✓ In force now

Pets must be considered fairly

Blanket pet bans are no longer legal.

Landlords must consider any pet request and can only refuse with a valid documented reason within 28 days. A blanket "no pets" policy without individual consideration is unlawful.
✓ In force now

No discrimination on benefits or children

Refusing you because of benefits or children is illegal.

It is unlawful for a landlord or letting agent to refuse a tenancy because a prospective tenant receives housing benefit or has dependent children. This covers advertisements, viewings, and letting decisions.
✓ In force now

Max one month's rent in advance

Landlords cannot demand multiple months upfront.

Once a tenancy agreement is signed, landlords can only request one month's rent in advance. Demanding two, three, or six months upfront is now illegal. The deposit cap remains at 5 weeks' rent.
Coming late 2026

Private Rented Sector Ombudsman

A free, independent service to resolve complaints without court.

A mandatory ombudsman service will allow tenants to raise complaints against their landlord without going to court. All private landlords will be required to join. Expected to launch in phases from late 2026.
Coming late 2026

Public landlord register

Check any landlord's history before you sign.

A national database of all private rental properties and landlords will launch in phases from late 2026. Landlords will be required to register. The database will be publicly accessible so you can verify your landlord before signing.
Got a specific problem?

Use the rights checker in the app - pick your situation and get a verdict, options, and a drafted letter in seconds.

30-day rule · 3× compensation · free to check

Is your deposit
actually protected?

Your landlord had 30 days to register your deposit. If they didn't, you may be owed up to 3× the amount back.

The rules

Your landlord must protect your deposit

  • Within 30 days of receiving it
  • In one of three government-approved schemes
  • And give you the scheme details in writing
If they didn't

You can apply to county court for 1×–3× your deposit. Applies even after leaving. Court fee is £377 - reclaimed if you win.

Free help: Shelter 0808 800 4444 · citizensadvice.org.uk
Deposit checker
Three schemes · free to check · 2 minutes
Deposit Protection Service
depositprotection.com
Check →
MyDeposits
mydeposits.co.uk
Check →
Tenancy Deposit Scheme
tenancydepositscheme.com
Check →
Not legal advice. For complex cases call Shelter: 0808 800 4444 (free).
Deposit questions

What if my deposit isn't protected?

30 days from when they receive it. They must also give you the "prescribed information" - scheme details - within those 30 days. Missing either deadline triggers the right to compensation.
Yes. You have up to 6 years to make a claim. Many tenants wait until after leaving to avoid complications with the ongoing tenancy.
Yes. All three schemes offer a free, independent adjudication service. Submit your evidence and they'll decide. You don't need a solicitor.
Generated from your details - review before sending

Free letter to
your landlord

Pick your situation. Get a formal letter drafted in seconds, citing the Renters' Rights Act 2026. Edit, copy, and send.

Why written letters matter

A letter creates a paper trail

If you ever go to tribunal or involve your council, you need evidence that you formally notified your landlord and gave them time to act. A dated letter does that. A phone call doesn't.

  • References the Renters' Rights Act 2025 by name
  • Sets a clear 14-day deadline for a response
  • Professional tone - firm, not aggressive
  • Available in Romanian, Polish, Bengali, and Spanish
Draft a letter
Select situation - write - copy
Letter questions

Before you send it

Email creates an automatic timestamp and delivery record. If your landlord has previously ignored emails, also send by recorded post. Keep a copy of everything.
Give them the 14 days stated. If no response, report to your borough council's housing enforcement team. The Settl app has direct contact details for all 33 London boroughs.
No. The letters are Guidance. For court action or complex eviction disputes, contact Shelter (free: 0808 800 4444) or a qualified housing solicitor.
All 33 London boroughs · affordability scored

Which London borough
can you actually afford?

Enter your income and we score every London borough by affordability. Find where you can live without stretching beyond 33% of income on rent.

Before you search

Start here, not on a listings site

Most people open a listings site before they know their budget. They fall in love with places they can't afford. Start with the numbers.

  • All 33 London boroughs compared
  • Based on 33% of gross income as the rental benchmark
  • Adjusted for 1-bed, 2-bed, or room rents
  • TfL zone shown for commute planning
Borough match
Income · bedrooms → scored results
LHA rates · Universal Credit · Housing Benefit · 2026

What housing benefit
are you entitled to?

Local Housing Allowance rates vary by borough and household size. See your entitlement and how much it covers of local rents.

How LHA works

Benefits and the rental gap

LHA is set at the 30th percentile of local rents - covering the cheapest 30% of properties. In London this often leaves a significant gap.

  • Based on household size - single to family of 4+
  • The shortfall must come from other income
  • Under the 2026 Act, refusing benefit claimants is illegal
If refused because of benefits

Since 1 May 2026, landlords cannot refuse a tenancy because you receive housing benefit. Report to your borough council's housing team.

LHA & benefits calculator
2025–26 government rates
Estimates based on 2025–26 government data. Check gov.uk for your exact entitlement.
Version 1.1 - April 2026

Terms & Conditions

Please read these before using Settl. By using the app you agree to these terms.

SETTL - TERMS & CONDITIONS (v1.1 · April 2026)

1. INFORMATION, NOT LEGAL ADVICE

Settl provides general information about tenants' rights under UK housing law. Nothing in this app constitutes legal advice. You should not rely on Settl as a substitute for advice from a qualified solicitor or authorised housing adviser. Always verify critical information with a professional before taking action.

2. ACCURACY OF LEGAL CONTENT

We take care to keep the legal content accurate and up to date with the Renters' Rights Act 2025 and related legislation. However, the law changes and our content may not always reflect the most recent position. You are responsible for verifying the current legal position before acting.

3. AUTOMATED CONTENT

Letters, translations, and other content in this app are generated automatically from your details. This content may contain errors, omissions, or inaccuracies. It is provided for guidance only and must be reviewed carefully before you act on it, share it, or send it to any third party. This content is not a substitute for advice from a qualified solicitor.

4. USER-GENERATED CONTENT - COMMUNITY REPORTS & LANDLORD REGISTER

4a. By submitting a report you confirm it is truthful and based on your genuine experience.

4b. Do not include information that is false, defamatory, discriminatory, or that you do not have the right to share. Do not include personal details of private individuals other than landlords acting in a professional capacity.

4c. Settl does not verify, endorse, or moderate reports before publication.

4d. Takedown process: if you believe a report contains false or defamatory information, email takedown@settl.app with the report details. We will review and respond within 7 working days and remove reports that breach these terms.

4e. Settl reserves the right to remove any user-generated content at its discretion without notice.

5. ACCEPTABLE USE

You must not use Settl to: (a) submit false or misleading information; (b) harass, defame, or discriminate against any individual; (c) attempt to access or damage our systems; (d) use the app for any unlawful purpose.

6. LIMITATION OF LIABILITY

To the fullest extent permitted by English law, Settl's total liability to you is limited to £0 (the app is free). We exclude all liability for: indirect or consequential loss; loss of data; reliance on automated content; reliance on user-generated reports; and inaccuracy of legal content.

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We may update these terms at any time. We will notify you within the app when we do. Continued use after notification constitutes acceptance of the updated terms.

8. GOVERNING LAW

These terms are governed by the laws of England and Wales. Any disputes will be subject to the exclusive jurisdiction of the courts of England and Wales.

Questions? Email privacy@settl.app

UK GDPR compliant - April 2026

Privacy Policy

How we handle your data. Short version: we collect almost nothing, and what we do collect stays on your device.

SETTL - PRIVACY POLICY (UK GDPR · April 2026)

WHO WE ARE

Settl is a London renter information service. We are registered with the Information Commissioner's Office (ICO). Contact us at privacy@settl.app.

WHAT WE COLLECT AND WHY

Borough selection and app preferences

Stored locally on your device only. Never transmitted to any server. Legal basis: legitimate interests.

Evidence vault entries

Notes and document descriptions you add to the Evidence Vault are stored on your device only and are never transmitted to our servers or any third party. Legal basis: you create this data for your own use.

Community reports and landlord register submissions

Text you submit as a community report is stored on our servers in anonymised form - we do not link it to any personal identifier. Do not include your own personal details in reports. Legal basis: legitimate interests (community information service for renters).

Letters and translations

When you use letter generation or translation features, the text of your request is sent to an automated writing service. Anthropic processes this as a data processor under a Data Processing Agreement. We do not store the content of AI requests on our own servers. See anthropic.com/privacy. Legal basis: contract performance.

DATA SHARING

We do not sell your data. We share data only with: Anthropic (AI processing, under DPA); our hosting provider (community report storage); and as required by law.

INTERNATIONAL TRANSFERS

AI processing by Anthropic may involve transfer of data to the United States, covered by Standard Contractual Clauses.

YOUR RIGHTS UNDER UK GDPR

You have the right to: access the personal data we hold; correct inaccurate data; request erasure; object to processing; and complain to the ICO at ico.org.uk or 0303 123 1113. Contact privacy@settl.app to exercise your rights. We respond within 30 days.

DATA RETENTION

Community reports are retained until you request deletion or until removed under our takedown process. Device data is retained until you uninstall the app or clear your browser data.

To exercise your rights under UK GDPR, email privacy@settl.app. We respond within 30 days.