Filing a Landlord Complaint in England: Step-by-Step Guide

If you're a renter in England experiencing problems with your landlord—such as unaddressed repairs, unfair rent increases, or disputes about eviction—it's important to know your rights and the correct process for making a complaint. This guide walks you through each step in England and highlights the official forms, legal protections, and agencies that can help. You do not need to be a legal expert to take action.

Understanding Your Rights and When to Complain

As a tenant in England, you are protected by national housing legislation, including the Housing Act 1988 and the Rent Act 1977. These laws set out your rights in relation to rent increases, repairs, and unfair eviction. If your landlord fails to meet their legal duties, you can formally raise a complaint.

• Common reasons for complaints include ignored repair requests, unlawful eviction attempts, unreturned deposits, and unfair rent increases.
• It's generally best to first raise the issue directly with your landlord in writing, as many issues are resolved this way.

How to Raise a Complaint: Key Steps

1. Raise the Issue Directly with Your Landlord

Before using external channels, write to your landlord about the problem and give them a reasonable time to respond—usually 14 days for most issues. Specify what outcome you would like (for example, completed repairs or a reversal of a rent increase).

2. Contact Your Local Council

If your landlord does not respond or address the issue, especially for health and safety concerns, inform your local council’s Environmental Health department. Councils can take action if the landlord breaches safety laws or refuses urgent repairs.

• The council can carry out an inspection and, if necessary, serve legal notices requiring the landlord to make repairs.

3. Use a Designated Redress Scheme

If your landlord is a letting agent or property manager, check if they belong to a government-approved redress scheme. All agents in England must be a member of one such scheme, like:

• The Property Ombudsman
• Property Redress Scheme

Redress schemes provide free, independent dispute resolution.

4. Applying to the First-tier Tribunal (Property Chamber) – Residential Property

The First-tier Tribunal (Property Chamber) – Residential Property decides many types of landlord/tenant disputes in England.

Key issues you can bring to the tribunal include challenging rent increases and requesting repairs (for certain tenancy types).

• For challenging a rent increase in an assured or assured shorthold tenancy, use Form Rents 1.
  See Form Rents 1 and official guidance.
  Example: If you receive a formal rent increase notice (Form 4) and believe the new rent is excessive, you should submit Form Rents 1 to the tribunal within the time stated on your notice.
• For other disputes, check the full list of cases the tribunal can handle.

5. Making a Complaint about Deposit Issues

If you have an assured shorthold tenancy and a dispute over deposit return, apply first to your tenancy deposit scheme:

• Learn how to use the tenancy deposit dispute resolution process

How Complaints Are Resolved

Most complaints are resolved by communication with the landlord or, if needed, via your council or a redress scheme. If not, your case may be formally decided by the First-tier Tribunal or a court. Tribunal outcomes are binding for both parties.

Official Forms You May Need

• Form Rents 1 – Application to determine rent of an assured periodic tenancy: Used when challenging a proposed rent increase for assured or assured shorthold tenants. Download Form Rents 1 and see instructions.
• Notice Form 4 – Landlord’s notice proposing a new rent: If you receive this form and disagree with the new rent, you have the right to dispute using Form Rents 1.
  View the official Form 4

Always use the most recent official forms and send them according to the instructions found with each form.

FAQ: Complaints Against Landlords in England

1. What issues can I complain to my local council about?
   Usually, you can contact the council for problems that affect your health and safety, such as damp, mould, heating, or fire hazards. Councils can also help with illegal eviction or harassment.
2. Can I complain if my landlord refuses to fix something?
   Yes. If your landlord ignores written requests for repairs, complain to your local council. They can inspect your property and may order repairs if necessary.
3. What is the First-tier Tribunal (Property Chamber) and when should I use it?
   It's a government body that resolves housing disputes. Use it to challenge rent increases, some types of eviction, and certain other disputes. See official guidance on Housing Tribunals.
4. How do I dispute a rent increase?
   If you receive a rent increase notice (Form 4), submit Form Rents 1 to the First-tier Tribunal within the deadline on your notice. The tribunal can decide if the increase is fair.
5. What if my letting agent is not responding to my complaint?
   If a letting agent is ignoring you and is part of a redress scheme, you can complain directly to that scheme. The ombudsman can investigate and may order the agent to put things right.

Conclusion: Key Takeaways

• Start by raising complaints directly with your landlord in writing, keeping evidence.
• If unresolved, use your council, a redress scheme, or official tribunal processes such as Form Rents 1.
• The First-tier Tribunal (Property Chamber) is the main body handling residential tenancy disputes in England.

Taking action is your legal right—official processes are accessible, and help is available if needed.

Need Help? Resources for Renters

• How to complain about your landlord or letting agent (gov.uk)
• First-tier Tribunal (Property Chamber) – Residential Property
• Private renting: your rights and responsibilities
• Shelter England: Complaints and court action
• Citizens Advice: Contact

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1. Housing Act 1988
2. Rent Act 1977
3. First-tier Tribunal (Property Chamber) – Residential Property
4. Official complaint process for private renters
5. Form Rents 1
6. Form 4

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