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Can My Landlord Do That? Rent, Deposits, Eviction

By FixMyContractLast updated Oct 2, 20265 min read

Short answer: It depends on where you live and what your lease says — but in all four countries, tenancy law sets a floor that a lease can't go below. A landlord generally cannot lock you out or remove your things without a legal process, cannot keep a deposit without a reason they can show, and can raise rent only as the lease and local law allow.

Can my landlord increase my rent?

  • During a fixed term: usually only if the lease says how and when.
  • England: since 1 May 2026 (Renters' Rights Act 2025), most private tenancies are periodic, and rent can be raised once a year using the statutory Section 13 notice, which the tenant can challenge at a tribunal.
  • Canadian provinces and some US cities and states cap increases or set notice periods — see tenancy agreements in Canada.
  • Australia: each state limits how often rent can rise (for example, once every 12 months in several states) and requires written notice.

Can my landlord keep my deposit?

Only for amounts you owe — unpaid rent, or damage beyond normal wear and tear. In England, a deposit for a private assured tenancy must be protected in a government-approved scheme within 30 days, and the schemes run free dispute services; Wales has its own rules. Australian states hold bonds with a state authority. Many US states set a deadline to return the deposit with an itemised list of deductions. See lease security deposit clause.

Can my landlord evict me?

Only by following the legal process: a valid notice on a permitted ground, then a court or tribunal order if you don't leave. In England, "no-fault" Section 21 evictions ended on 1 May 2026; landlords now need a ground under Section 8.

Can my landlord change the locks or come in without notice?

Changing the locks to keep a tenant out, cutting off utilities or removing belongings without a court order is unlawful eviction in most places. For entry, most laws require advance notice (often 24 hours) except in emergencies; check your lease and local law.

Can my landlord say no to pets?

It varies widely. In England, under the Renters' Rights Act 2025 tenants can ask to keep a pet and a landlord cannot unreasonably refuse. Ontario generally voids "no pets" clauses in residential leases (condominium rules can still apply). Elsewhere a lease can often restrict pets.

Five things to do

  1. Find the clause in your lease that covers the issue.
  2. Ask your landlord to put their position in writing.
  3. Reply in writing and keep copies, photos and receipts.
  4. Check the official tenant guide for your country, state or province.
  5. Contact the free tenancy service or tribunal before a deadline passes.

Where FixMyContract fits

Upload your lease to read the rent, deposit, entry and termination clauses in plain English, with the contract's own words beside each point where they can be matched. It flags clauses that work against you as a tenant; it doesn't decide whether a landlord's action is lawful.

This is general information, not legal advice. Tenancy law varies by country, state, province and city; for a specific dispute, contact your local tenancy service or a licensed lawyer.

Sources

All links checked 2 October 2026.

  1. GOV.UK, Renters' Rights Act 2025: guide for tenants — https://www.gov.uk/government/publications/guide-to-the-renters-rights-act
  2. GOV.UK, Tenancy deposit protection — https://www.gov.uk/tenancy-deposit-protection
  3. The Renters' Rights Act 2025 (Commencement No. 2) Regulations 2026 (legislation.gov.uk) — https://www.legislation.gov.uk/uksi/2026/421/made
  4. Ontario, Guide to Ontario's standard lease — https://www.ontario.ca/page/guide-ontarios-standard-lease
  5. NSW Fair Trading, Rent increases — https://www.nsw.gov.au/housing-and-construction/renting-a-place-to-live/rent-increases
  6. USA.gov, Tenant rights and landlord-tenant laws — https://www.usa.gov/tenant-rights

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