Shared housing can be practical and affordable, but tenants in England need to know their rights in Houses in Multiple Occupation (HMOs). This guide explains what renters can expect about safety, repairs, deposits, rent increases and how eviction notices work, using plain language and actionable steps. It emphasises how to document problems, where to find official forms and which tribunal hears housing disputes so you can act confidently if something goes wrong. The aim is to help tenants understand responsibilities, deadlines and how to use official routes to resolve issues without legal jargon.
Your rights in HMOs
Tenants living in HMOs have the right to a property that meets basic safety and habitability standards. Landlords must register certain HMOs and follow licensing rules where required. If you believe your landlord is not complying, you can raise concerns with your local housing authority and, if needed, apply to the First-tier Tribunal (Property Chamber) for some types of disputes. The tribunal handles many residential tenancy matters and can issue orders on possession, rent and repairs.
Key legal framework
The primary legislation for assured tenancies in England is the Housing Act 1988, and older protections remain under the Rent Act 1977 for some tenancies. These laws set out possession grounds and tenant protections and are used in formal proceedings and tribunal decisions. [3]
Safety, repairs and standards
Landlords must keep the structure, exterior, heating, hot water and gas/electrical systems in working order. In HMOs there are additional fire safety and licensing requirements. If something is unsafe or uninhabitable, act promptly and keep records.
- Gas safety certificate must be provided annually for properties with gas appliances.
- Report repairs to the landlord in writing and keep copies of messages and photos as evidence.
- Keep a dated log of communications, receipts and photos documenting problems and repairs.
Deposits and charges
Deposits for assured shorthold tenancies must be protected in a government-approved tenancy deposit protection scheme and the landlord must provide prescribed information. Check your tenancy paperwork for which scheme holds your deposit and the deadline for returning it when you move out.
- Make sure your deposit is protected and that you receive the prescribed information in writing.
- Keep a check-in inventory and photos to reduce the risk of unfair deductions at the end of the tenancy.
Notices, eviction and what to expect
Eviction in England can begin with formal notices such as the Section 21 notice (no-fault) or a Section 8 notice (possession for specified grounds). Notices include deadlines and must follow legal form and delivery rules; missing a legal requirement can invalidate a notice. If you receive a notice, read it carefully, check the dates and seek help promptly.
- Check any notice for exact dates and deadlines and act within the stated timeframes.
- If you are served a notice, ask the landlord for a copy of the relevant form and confirm how it was delivered.
- Contact your local authority or legal advice service early if you think the notice is incorrect or retaliatory.
Common official forms used in possession and dispute procedures include specific notice templates and tribunal application forms; see the official guidance and form pages for exact wording and steps to submit. [1][2]
How to challenge repairs, deposits or unfair notices
Raise issues formally with your landlord in writing, allow reasonable time for repairs, and, if unresolved, report to the local housing authority or apply to the First-tier Tribunal (Property Chamber) for certain claims. Prepare an evidence pack (photos, messages, receipts, inventories) and, where applicable, the correct form or application.
- Report urgent hazards immediately and follow up in writing with clear photos and dates.
- Use the tribunal or court forms when your landlord will not resolve the issue and you need a legal order.
- Organise your evidence into a single file to upload or bring to hearings.
FAQ
- Can my landlord increase rent in an HMO without my agreement?
- Your landlord can propose a rent increase but must follow your tenancy agreement terms. If there is no agreement on increases, the landlord must give proper written notice and you can challenge excessive rises through negotiation or by applying to the First-tier Tribunal (Property Chamber).
- What can I do if my HMO is unsafe?
- Report safety problems to your landlord in writing and to the local housing authority if not fixed. For serious hazards, the council can inspect and enforce standards; you may also gather evidence and apply to the tribunal or seek other remedies.
- How long does a landlord have to return a deposit?
- When a tenancy ends, the landlord should return the deposit promptly as set by the deposit scheme rules, or propose deductions with evidence. If you disagree, raise a dispute via the deposit protection scheme or the tribunal.
How-To
- Document the issue: take dated photos, save messages and keep receipts.
- Report the problem to your landlord in writing and ask for a reasonable timescale to repair.
- If no response, contact your local housing authority or environmental health team for inspection.
- Prepare an evidence pack and, if needed, apply to the First-tier Tribunal (Property Chamber) or use the deposit scheme dispute process.
- Attend any hearing, present your evidence clearly and follow tribunal directions to the end of the process.
Help and Support / Resources
- Private renting guidance - GOV.UK
- First-tier Tribunal (Property Chamber) - GOV.UK
- Evicting a tenant - GOV.UK
