Filing a Complaint About Your Landlord in England: A Step-by-Step Guide

If you are renting a property in England and experiencing issues with your landlord, it’s important to know how to raise a complaint effectively. Whether it's about disrepair, rent concerns, or eviction threats, you have a range of options to ensure your rights are upheld.

When Should You Consider Filing a Complaint?

It's best to use formal complaint routes when your landlord fails to respond reasonably to issues such as urgent repairs, unprotected deposits, illegal eviction, unsafe living conditions, or unfair rent increases.

• Health and safety concerns (e.g. serious damp, unsafe gas or electrics)
• Failure to carry out repairs in a reasonable timeframe
• Deposit not protected in a government scheme
• Harassment or illegal eviction attempts

Step 1: Try to Resolve the Issue Directly

Before escalating, write to your landlord or letting agent outlining your concerns. Keep written records of all communication.

Step 2: Contact Your Local Council

If your landlord does not resolve the issue, your local council’s housing department can investigate problems with repairs, living conditions, or landlord licensing.

• Find your local council’s housing team.
• Report issues such as serious disrepair, overcrowding, or unlicensed properties.

The council can inspect your home and, if needed, serve legal notices on your landlord to make them comply.

Step 3: Using Official Complaint Forms and Schemes

If informal routes fail, there are formal processes to submit a complaint. These can vary depending on the type of problem and your tenancy agreement.

Housing Ombudsman Service

For complaints about social housing landlords (councils or housing associations), escalate to the Housing Ombudsman Service after you have completed your landlord’s formal complaints procedure.

• Form Name: Housing Ombudsman Complaint Form
• When to use: After completing your landlord’s internal complaints process for unresolved issues like repairs or behaviour.
• Access: Download and submit via the official complaint page.

County Court and The First-tier Tribunal (Property Chamber – Residential Property)

For certain private landlord issues (such as unprotected deposits, illegal eviction, or contesting rent increases), you may need to apply to the First-tier Tribunal (Property Chamber – Residential Property) or county court.

• Form Name: Form RRO1 (Rent Repayment Order application)
• Used when: Your landlord has committed specific offences (e.g. letting an unlicensed property or illegal eviction).
  Example: If your landlord tries to evict you without proper notice, you can apply to reclaim up to 12 months’ rent.
  Access Form RRO1
• Form Name: Form N208 (Claim form for possession or other claims under CPR Part 8)
• Used when: Taking your landlord to court for orders relating to unlawful eviction or other disputes.
  Access Form N208

Tenancy Deposit Protection Schemes

If your deposit is not protected, you can report this using the deposit scheme's official process:

• Find out about deposit protection rules and schemes.

Understanding the Law: Your Right to Complain

Key tenancy legislation protects renters. In England, most rights and responsibilities derive from the Housing Act 1988 and Rent Act 1977.¹ These acts outline fair eviction procedures, rent regulation, repair duties, and protection from unlawful landlord action.

FAQs: Common Questions About Complaining About Landlords

1. Can I make a complaint if my landlord refuses to carry out repairs?
   Yes. Start by writing to your landlord, then contact your local council if the problem isn’t fixed. The council may inspect your property and require your landlord to do the work.
2. What if my landlord is trying to evict me illegally?
   Illegal eviction is a criminal offence. You can contact your local council, seek emergency help, and apply for a Rent Repayment Order using Form RRO1 through the First-tier Tribunal.
3. How long does it take to resolve a landlord complaint?
   It varies. Councils and ombudsman services may take several weeks to several months depending on the complexity of the issue and response of your landlord.
4. Can I complain if my landlord hasn't protected my deposit?
   Yes. You can check your deposit on a government-approved scheme and make a formal complaint if it hasn't been protected.
5. Is there a cost to make a complaint to the tribunal?
   There may be a fee for some tribunal applications, but some complaints (such as for certain disrepair issues) may be free or eligible for exemption if you are on a low income.

Key Takeaways

• Start by communicating with your landlord in writing before escalating issues.
• Your local council can help with serious repair or licensing problems.
• Formal complaints often use specific forms, such as Form RRO1 or Housing Ombudsman forms, with guidance available from government sources.

Need Help? Resources for Renters

• Official government guidance for private renters in England
• Making a complaint about a council or social landlord
• Housing Ombudsman Service – for disputes with social landlords
• First-tier Tribunal (Property Chamber – Residential Property) – for certain legal actions against private landlords
• Contact your local council’s housing department for urgent support

---

¹See Housing Act 1988 and Rent Act 1977.

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation