Deregulation Act 2015: Key Rights for England Renters

Many renters in England face unclear notices, repairs delays and worry about eviction. The Deregulation Act 2015 introduced specific tenant protections to reduce unfair 'no-fault' evictions and to make possession notices and landlord obligations clearer. This guide explains practical steps tenants can take if they have disrepair, suspect a retaliatory Section 21 notice, or need to check that required documents (for example an energy performance certificate or the 'How to rent' checklist) were provided. It sets out the official forms to expect, how to use them in simple examples, and where to apply for help, including the tribunal that hears tenancy disputes in England. The language below avoids legal jargon and focuses on actions you can take.

What the Deregulation Act 2015 means for tenants in England

The Act added protections for assured shorthold tenants, including limits on so-called 'retaliatory' Section 21 notices and rules about what landlords must give tenants before serving certain possession notices. If a tenant properly reports disrepair and the local authority issues an improvement or emergency remedial notice, a later Section 21 may be treated as retaliatory and may not be valid.^[1]

Key tenant rights and practical effects

• Protection against retaliatory eviction when a formal local authority notice follows a tenant complaint.
• Requirement that landlords provide prescribed documents (for example energy performance certificate and the 'How to rent' checklist) before serving some possession notices.
• Limits on using Section 21 if landlord has failed to follow obligations relating to repairs or safety.
• Time-related rules and short windows where a notice may be challenged as retaliatory.

How this helps you as a tenant

You can rely on these protections to challenge a Section 21 notice in some cases, to ask the local council to inspect and issue improvement notices, and to show the tribunal that the landlord failed to follow the required process. Keep copies of all documents the landlord should provide and any written complaints you make.

Official forms tenants should know

Two documents are especially important.

Form 6A
Section 21 notice (prescribed form)

Form name and number: "Form 6A" (the prescribed Section 21 notice used for many assured shorthold tenancies). When used: landlords use Form 6A to start a possession claim without fault under the Housing Act framework. Practical example: if your landlord wants you to leave at the end of a periodic tenancy, they must usually serve a valid Form 6A; check it is correctly completed and that the landlord already provided required documents before it was served.^[2]

"How to rent" checklist and required safety documents

Form name and number: GOV.UK "How to rent" checklist (official guide). When used: landlords are expected to give this guide at the start of most assured shorthold tenancies and in some circumstances before serving certain possession notices. Practical example: if you never received the checklist or an energy performance certificate and you later get a Section 21, this missing paperwork can be relevant to a challenge.^[3]

How to respond if you get a Section 21 or face disrepair

1. Check whether you received the required documents (How to rent, EPC, gas safety where applicable) and keep copies.
2. Write to your landlord explaining the problem and asking for a repair or correction; send by email and keep a copy.
3. Report serious hazards or poor conditions to your local council environmental health and keep the reference or inspection outcome.
4. If a Section 21 is served soon after a complaint and the council issued an improvement notice, tell the landlord and seek advice about a retaliatory eviction defence.
5. Gather evidence: photos, messages, repair requests, receipts and dates.
6. If you cannot resolve the issue, apply to the First-tier Tribunal (Property Chamber) or get free advice from your local council or an official advice service listed below.

FAQ

Can my landlord evict me after I report a repair?

Not automatically. If you report a repair and the council issues an improvement or emergency remedial notice, a later Section 21 may be treated as retaliatory and may be invalid; act quickly to keep evidence and contact the council.

What documents must my landlord give me before serving a Section 21?

Landlords should give tenants the 'How to rent' checklist, an energy performance certificate (EPC) where required and other safety documents such as a gas safety record where applicable; missing documents can affect the validity of some possession notices.

Where do I apply if I need possession or deposit disputes resolved?

You can apply to the First-tier Tribunal (Property Chamber) for certain tenancy disputes, and local councils can enforce housing standards; seek official advice if you are unsure which route fits your case.

How-To

1. Identify the issue and gather evidence: save messages, photos and copies of documents.
2. Contact your landlord in writing asking for action and keep the records.
3. If no reply or insufficient action, report hazards to your local council and get the inspection reference.
4. If you receive a Section 21 soon after complaining, seek advice and consider a retaliatory eviction defence before responding to court papers.
5. If needed, apply to the First-tier Tribunal (Property Chamber) or get help from an official advice route below.

Help and Support / Resources

• GOV.UK: Renting privately in England
• First-tier Tribunal (Property Chamber)
• Find your local council (report hazards or request inspection)

1. [1] Deregulation Act 2015 on legislation.gov.uk
2. [2] Form 6A (prescribed Section 21) on GOV.UK
3. [3] 'How to rent' checklist on GOV.UK