What do all these lettings terms mean?

Lettings has a language all of its own, and the Renters’ Rights Act just rewrote a chunk of the dictionary. Here is every term you are likely to meet as a landlord, in plain English, in alphabetical order. Where a definition changed on 1 May 2026, we say so. For the full story on the Act itself, read our Renters’ Rights Act guide for landlords.

A to C

Arrears. Rent owed past its due date. Under the Renters’ Rights Act the mandatory possession threshold is three months of arrears with four weeks’ notice, which makes early arrears chasing more important than ever.

Article 4 direction. A council planning rule that removes permitted development rights in a defined area. In lettings it usually means new small HMOs need planning permission, as in Headingley, Hyde Park and Burley in Leeds.

AST (assured shorthold tenancy). The standard tenancy type in England until 1 May 2026. The Renters’ Rights Act converted existing fixed-term ASTs into periodic assured tenancies, so the term now describes older agreements rather than new ones.

Bidding ban. Introduced by the Renters’ Rights Act. You must advertise an asking rent and cannot accept offers above it, so pricing accurately the first time now matters more than ever.

Break clause. A clause letting either side end a fixed term early. Largely historic since 1 May 2026, because tenancies now run periodically and tenants can leave with two months’ notice at any point.

CMP (Client Money Protection). A scheme that protects money an agent holds on your behalf, such as collected rent, if something goes wrong at the agency. Livdin is a Client Money Protect member.

D to G

Decent Homes Standard. A minimum quality standard for housing, being extended to private rentals by the Renters’ Rights Act. Commencement was still to be confirmed as of mid 2026.

Deposit (tenancy deposit). Money a tenant pays as security against damage or unpaid rent. It must be protected in a government-approved scheme, with the prescribed information served, or possession claims and deposit deductions both suffer.

DPS (Deposit Protection Service). One of the government-approved deposit schemes in England and Wales. Livdin protects deposits with the DPS; registration is £30 plus VAT on a single let and included on HMOs.

EICR (Electrical Installation Condition Report). A safety report on a property’s fixed wiring, required for rented homes in England and renewed at least every five years. Livdin can arrange one at £200 plus VAT on a single let.

EPC (Energy Performance Certificate). A rating of energy efficiency from A to G, valid for ten years. Rented homes in England generally need at least an E unless an exemption is registered. Livdin arranges one for £125 plus VAT.

Fixed term. The set initial period of an old-style tenancy. Gone since 1 May 2026: every private tenancy in England now runs as a periodic assured tenancy from day one.

Gas Safety Certificate. An annual check of gas appliances and flues by a Gas Safe registered engineer, required in every rented home with gas. Livdin arranges it from £80 plus VAT on single lets.

Guarantor. Someone who agrees to pay if the tenant cannot. Guarantors carry more weight since the Renters’ Rights Act capped upfront payments at one month’s rent, closing the old six-months-upfront route for marginal applicants.

H to O

HMO (house in multiple occupation). A property rented by at least three people from more than one household who share a kitchen, bathroom or toilet. Larger HMOs need a licence.

How to Rent guide. The government checklist that must be given to every new tenant in England. A missing copy weakens a possession claim, so it belongs in the compliance file with the certificates.

Inventory. A record of a property’s condition and contents at move-in, usually with photographs. The evidence that decides deposit disputes. Livdin charges £55 plus VAT on a single let and £30 plus VAT per room on HMOs.

Landlord database. A national register of private landlords created by the Renters’ Rights Act. Not yet in force as of mid 2026; we will flag commencement when it lands.

Mandatory HMO licensing. The England-wide baseline: an HMO licence is required when five or more occupants from two or more households share. Kirklees runs mandatory licensing only, with no additional or selective schemes as of mid 2026.

Ombudsman. An independent scheme that settles complaints without court. Livdin belongs to The Property Ombudsman for agent redress, and the Renters’ Rights Act is creating a separate ombudsman covering private landlords directly.

P to R

Periodic tenancy. A rolling tenancy with no fixed end date. Since 1 May 2026 every private tenancy in England is one. Tenants can end it with two months’ notice; landlords need a Section 8 ground.

Pets (right to request). Tenants can now request a pet and landlords cannot unreasonably refuse, though insurance to cover pet damage can be required. Blanket no-pets listings are finished; a written case-by-case policy is the fix.

Possession grounds (Section 8). The legal reasons a landlord can take a property back: selling, moving in yourself or close family, serious arrears, antisocial behaviour and others. Every possession case now runs through these grounds, and evidence wins them.

Referencing. Checks on a prospective tenant covering credit history, affordability, previous landlord reference and right to rent. Livdin charges £35 plus VAT per tenant on single lets, £30 plus VAT on HMOs.

Rent and legal protection. Insurance covering unpaid rent and the legal costs of regaining possession. On Livdin-managed HMOs it costs £275 plus VAT per room per year.

Right to rent. The legal requirement in England to check every adult occupier’s immigration status before the tenancy starts. Livdin includes right to rent checks in referencing as standard.

S to V

Section 13 notice. The single route for in-tenancy rent increases: once a year, with two months’ notice. Tenants can challenge at the First-tier Tribunal, which decides market rent and cannot set it higher than you proposed.

Section 21. The old no-fault eviction route, abolished on 1 May 2026 by the Renters’ Rights Act. Ending a tenancy now requires a ground under Section 8, with evidence to back it.

Selective licensing. A council scheme requiring a licence for every rented property in a designated area, whatever its size. Leeds expanded its scheme on 9 February 2026 to around 12,500 properties at £1,100 per licence.

Void (void period). The days a property sits empty between tenancies, earning nothing. Livdin works to a 7-day void target from checkout to move-in.

A note on fees and dates

Where fees appear above they are Livdin’s published Landlord Schedules from April 2026, all plus VAT, and the complete list is public on our fees page. Where the law appears, it can change, and 2026 has already proved that. These definitions are current as of July 2026, and we confirm the live requirements on every property we let or manage, so check gov.uk or ask us before acting on any single point. If a term sent you here because you are about to let a property, start with a rent estimate and we will take it from there.