How to Report a Bad Landlord: Your Options in England

If you’re a tenant in England and facing issues with your landlord—such as unsafe living conditions, ignored repairs, harassment, or threats of illegal eviction—you have clear legal rights and steps you can take. Reporting a bad landlord or raising concerns about property standards isn't just about solving your own problem; it can help set standards for everyone in your community. Below, you’ll find what to do, who to contact, and what legal protections support you as a renter in England.

Common Reasons to Report a Landlord

Many renters are unsure when their situation justifies reporting a landlord. Common reasons include:

• Serious repair or maintenance issues (heating, water leaks, unsafe electrics)
• Threats of eviction without proper notice
• Landlord harassment (unannounced visits, intimidation)
• Unsafe living conditions (mould, pests, lack of heating)
• Operating as an unlicensed landlord (if your home requires licensing)

How to Raise Issues: Initial Steps

Before making an official report, try these direct steps:

• Write to your landlord formally (email or letter) detailing the problem and requesting an urgent response.
• Keep a record of all communications and photos of any disrepair or unsafe conditions.
• Allow a reasonable time for them to respond—typically up to 14 days for general repairs.

Reporting to Your Local Council (Environmental Health)

If your landlord still does not address the issue, your next step is to notify your local council’s housing or environmental health team. Councils have legal powers to inspect properties, order repairs, or issue penalties.

How to Contact Your Council

• Find your local council using the official GOV.UK council lookup tool.
• Use the council website’s contact details for ‘housing standards’, ‘private renting’ or ‘environmental health’.
• Be ready to provide evidence (photos, copies of correspondence) and a description of the problem.

What Happens Next?

• The council may inspect the property, mediate between you and the landlord, or serve a legal notice requiring repairs.
• Serious breaches can result in the landlord being fined or prosecuted.
• If your landlord tries to evict you for contacting the council, this could be an illegal (‘retaliatory’) eviction, which is not allowed in many cases.^[3]

Official Forms and Complaints Process

In England, there isn’t a single national reporting form for bad landlords, but councils may provide their own forms. If your landlord is a member of a redress scheme or the property is covered by selective licensing schemes, you may also complain through other channels.

• Housing Ombudsman Complaint Form: Use this for complaints about social landlords or registered housing associations. Start a complaint with the Housing Ombudsman.
• Rent Repayment Order Application (Form RRO1): If your landlord has committed certain offences (such as renting without a licence, harassment, or illegal eviction), you can apply for a Rent Repayment Order to get back up to 12 months’ rent. This is handled by the First-tier Tribunal (Property Chamber).
  • Download Form RRO1 from GOV.UK
  • Example: If your landlord rents out a licensable HMO without a licence, you could submit this form to claim back rent.

Tenancy Tribunals and Enforcement

Private tenants in England can use the First-tier Tribunal (Property Chamber) to challenge certain landlord decisions or make claims, including rent repayment and penalty disputes.

Key Legislation

• Landlord and Tenant Act 1985
• Homes (Fitness for Human Habitation) Act 2018
• Housing Act 2004 (licensing, enforcement and council powers)

Reporting a landlord—even when you feel anxious—helps protect both your household and other tenants in your community. Councils treat genuine complaints with confidentiality and seriousness.

FAQ: Reporting Landlords in England

1. What is the first thing I should do if my landlord won’t fix something?
   Always contact your landlord in writing first and give them reasonable time to respond. If they ignore you, contact your local council’s housing or environmental health team for help.
2. Can my landlord evict me for complaining to the council?
   No. ‘Retaliatory eviction’ is illegal in most cases under the Deregulation Act 2015 if you reported issues to the council, and they served an improvement notice or emergency remedial action.
3. How do I know if my landlord needs a licence?
   Certain properties, like Houses in Multiple Occupation (HMOs), always need a licence. Use your council’s website or the HMOs in England guidance to check if your property should be licensed.
4. Is there a fee to apply for a Rent Repayment Order?
   Yes, there is a tribunal application fee, but you can sometimes get help with fees based on your income. Apply using Form RRO1.
5. Should I move out while the repairs are ongoing?
   Only move out if the property is unsafe or uninhabitable. If you do have to leave, inform both the council and your landlord in writing and document everything.

Need Help? Resources for Renters

• Private Renting on GOV.UK – Learn about your rights as a tenant.
• Shelter: How to complain about repair problems
• Find your local council – To report property issues or unsafe conditions.
• Housing Ombudsman Service – For complaints about social landlords.
• First-tier Tribunal (Property Chamber) – For disputes and rent repayment claims.

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1. [1] Landlord and Tenant Act 1985
2. [2] Homes (Fitness for Human Habitation) Act 2018
3. [3] Deregulation Act 2015

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