How to Make a Complaint Against a Letting Agent in England

If you're renting in England and have problems with your letting agent—such as poor service, unfair fees, or unresolved repairs—there are clear steps you can take to protect your rights. Understanding how to complain about a letting agent can help you resolve issues more quickly, and ensures you're treated fairly as a tenant under English law.

When Should You Consider Complaining About a Letting Agent?

Letting agents are required to follow the law and certain professional standards. You might want to raise a complaint if you experience:

• Unlawful or excessive fees (since the Tenant Fees Act 2019)
• Failure to address repairs or maintenance issues
• Poor communication or unprofessional conduct
• Unlawful eviction processes or pressure to leave
• Failure to protect your deposit in a government-approved scheme

Starting with the right first step improves your chances of a fair outcome.

The Step-by-Step Process for Complaints

1. Raise Your Complaint Directly with the Letting Agent

Begin by writing to the letting agent, clearly outlining your issue and what resolution you're seeking. Ask for a copy of their formal complaints procedure if you have not received it. According to the Tenant Fees Act 2019, agencies in England must be members of a government-approved redress scheme. These schemes require them to respond to formal complaints.

2. Wait for a Written Response

Agents usually have up to 8 weeks to respond in writing under their complaints policy. Keep a copy of all correspondence as evidence.

3. Escalate to an Official Redress Scheme

If the letting agent's response is unsatisfactory or you do not receive one, escalate the complaint to their redress scheme. In England, agents are legally required to be a member of one of these schemes:

• The Property Redress Scheme
• The Property Ombudsman

Find out which one your agent belongs to by looking at their paperwork or asking directly. You can then complain directly through the scheme using their online forms. These services are free for tenants and the decision is binding on the letting agent.

4. Report Breaches of Letting Agent Law to Your Local Council

If your complaint involves unlawful fees, unregistered deposits, or unlicensed agents, report this to your local council’s housing or environmental health team. Councils have the power to fine, investigate, or ban agents who break the law. You do not need a specific form for general reporting but always keep written records; for deposit issues, use the official deposit protection scheme's complaint routes.

5. Seek a Tribunal Ruling for Some Disputes

For issues like rent increases or certain breaches of duties, you can apply to the First-tier Tribunal (Property Chamber) in England. This tribunal is responsible for resolving residential tenancy disputes. It can rule on matters such as unlawful rent increases, and in some cases, agent behaviour.

Relevant Official Tribunal Forms

• Application to Tribunal (Form Rents1): Use this form if you wish to challenge a proposed rent increase for an assured or assured shorthold tenancy.
  Example: If your agent has issued you with a rent increase notice (Form 4), and you believe it is unfair, submit Form Rents1 within the time specified, found via official government resources.
• Deposit Dispute Application (via TDP schemes): If your deposit is not protected or wrongly withheld, use the dispute resolution process available through your government-approved deposit protection scheme (such as Deposit Protection Service). Each scheme has its own online form.

Relevant Tenancy Laws in England

• Housing Act 1988 – Governs most private tenancies in England.
• Tenant Fees Act 2019 – Bans most letting fees and caps deposits.
• Housing Act 2004 – Requires protection of rental deposits.

Frequently Asked Questions About Complaining About Letting Agents

1. What evidence should I keep when making a complaint?
   Keep copies of emails, letters, receipts, tenancy agreements, and any notes from calls. Written evidence makes your case stronger with redress schemes or tribunals.
2. Can I make a complaint anonymously?
   Redress schemes require your contact details to handle the case, but you can ask your local council about confidentiality if you feel at risk.
3. Is my letting agent required to join a redress scheme?
   Yes. All letting agents in England must be a member of a government-approved redress scheme. You can check membership on the agent’s website or by contacting the schemes listed above.
4. What happens if my agent ignores the tribunal's decision?
   If a letting agent fails to comply with a binding ruling, enforcement action can be taken. Contact the tribunal or local authority for help enforcing a decision.
5. Does complaining affect my right to remain in the property?
   No, you should not be penalised for making a complaint. It’s unlawful for a letting agent or landlord to evict you just because you complained (see the law).

Conclusion: Key Takeaways

• Complain first to your letting agent in writing; keep evidence.
• If not resolved, escalate to the agent's redress scheme or local council.
• The First-tier Tribunal (Property Chamber) can help with serious tenancy disputes.
• Know your rights under the Housing Act 1988 and Tenant Fees Act 2019.

The complaints process is designed to protect renters. Acting early and using official channels increases your chances of a fair outcome.

Need Help? Resources for Renters

• GOV.UK: Private Renting Guidance – Comprehensive government advice for tenants
• The Property Ombudsman
• The Property Redress Scheme
• First-tier Tribunal (Property Chamber): Application forms and process details
• Shelter England – Advice on Letting Agent Complaints
• Your local council’s housing advice team (find contacts via your council website)

---

1. Housing Act 1988: https://www.legislation.gov.uk/ukpga/1988/50/contents
2. Tenant Fees Act 2019: https://www.legislation.gov.uk/ukpga/2019/4/contents/enacted
3. Housing Act 2004: https://www.legislation.gov.uk/ukpga/2004/34/contents
4. Residential Property Tribunal Forms: https://www.gov.uk/guidance/residential-property-tribunal-forms
5. First-tier Tribunal (Property Chamber): https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber

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