As a tenant or renter in England you have the right to live in safe, well-managed housing. Local councils can require landlords to hold licences and prove they are a "fit and proper person" to manage rented homes. This guide explains what the test means for tenants, how to check a landlord's status, steps to report concerns, and how to challenge decisions using the Property Chamber. The language is plain and focused on practical actions you can take, evidence to gather and realistic timescales so you can protect your home and health without legal jargon.
What the fit and proper person test means for tenants
The fit and proper person test is a standard local authorities use to decide if a landlord or property manager is suitable to hold a licence. It looks at past behaviour such as criminal convictions, breaches of housing law and poor management. If a council finds a landlord is not fit and proper they can refuse a licence, add conditions, or take enforcement action. Tenants affected by unsafe conditions or poor management can ask the council to review the landlord's licence status and can appeal some decisions to the First-tier Tribunal (Property Chamber).[3]
How to check your landlord or property licence
Start by contacting your local council licensing team or checking the council website for a public register of licences. Many councils publish licence numbers and conditions online; if you cannot find information, ask the council to confirm whether the property is licensed and whether the landlord passed the fit and proper person test.
- Call your local council licensing team and ask whether the property is covered by selective or mandatory licensing.
- Request the licence number and any conditions attached so you can verify the landlord's declared responsibilities.
- Check licence dates and expiry so you know if the licence is current and if any time-limited conditions apply.
If you suspect your landlord fails the test
If you believe your landlord has not met the fit and proper standard because of criminal behaviour, serious safety failures or persistent breaches, you can ask the council to investigate. Provide clear evidence such as dated photos, written reports of issues, communications requesting repairs, and any police or medical reports where relevant.
- Gather evidence: photos, dated messages, rent receipts and any inspection reports that show ongoing problems.
- Submit a complaint to your local council's housing or licensing team with the evidence attached.
- Keep communication records and ask the council for a case reference so you can follow up.
What tenants can expect from the council and the Property Chamber
Local councils can inspect properties, issue licences, impose conditions and take enforcement action where landlords fail standards. If a council refuses or revokes a licence, or you disagree with how they handled your complaint, some decisions can be appealed to the First-tier Tribunal (Property Chamber). The Tribunal deals with many residential property disputes and can review licence-related decisions and certain civil enforcement outcomes.[4]
Action steps for tenants
- Document problems as they happen: dates, photos and written requests for repair or contact.
- Report concerns to your local council using the contact details on the council website.
- If the council's outcome is unsatisfactory, ask about appeal routes and whether the case can be taken to the Property Chamber.
FAQ
- What is a fit and proper person test?
- The test is a local authority assessment of whether a landlord or manager meets legal and behavioural standards to hold a licence, considering criminal records, housing law breaches and suitability to manage properties.
- How can I find out if my landlord passed the test?
- Contact your local council licensing team and ask for the licence details or check the council's public register; councils must confirm whether a property is licensed and any conditions attached.
- Can I appeal a council decision about a licence?
- Yes. Certain licence decisions and enforcement actions can be appealed to the First-tier Tribunal (Property Chamber); the tribunal page explains how to make an application and the supporting evidence needed.[4]
How-To
- Gather clear evidence (dated photos, messages, receipts and any inspection or police reports).
- Contact your local council via their housing or licensing team and submit the evidence, asking for a formal investigation.
- Request a case reference and expected timescale, then keep records of all replies and actions taken by the council.
- If you disagree with the council outcome, ask for appeal instructions and consider applying to the First-tier Tribunal (Property Chamber) with your full evidence pack.
Help and Support / Resources
- Find your local council — contact details and online complaint forms for your area.
- First-tier Tribunal (Property Chamber) — information on appeals and application guidance.
- Selective licensing guidance (GOV.UK) — how councils use fit and proper person tests and licensing rules.
