Is Your Landlord Breaking the Law? Key Rights for Renters in England

If you rent a property in England, you have important rights and responsibilities under UK law. Sometimes, problems with your landlord—like sudden rent increases, poor property conditions, or eviction threats—can leave you wondering: is your landlord breaking the law? Knowing the legal standards helps you protect yourself, understand your options, and take informed action.

Your Landlord’s Legal Duties in England

Your landlord must meet specific legal duties to keep your home safe, healthy, and your tenancy secure. Key responsibilities include:

• Maintaining your property to a safe, liveable standard (e.g. working heating, water, safe wiring)
• Protecting your tenancy deposit in a government-approved scheme
• Giving proper notice for visits or inspections—usually at least 24 hours, unless it's an emergency
• Providing essential documents—such as the How to Rent guide, Energy Performance Certificate, and a current gas safety record
• Following legal procedures for rent increases and eviction

Common Legal Issues Tenants Face

• Not carrying out necessary repairs (e.g. heating, leaks, electrical faults)
• Unlawful eviction or harassment
• Rent increases without proper notice or process
• Refusing to protect your deposit or give prescribed information
• Entering your home without notice or permission

All renters, whether in private or social housing, are protected under the Housing Act 1988 and other key legislation¹.

Is Your Landlord Breaking the Law?

If your landlord fails to meet their legal obligations, they may be breaking the law. Here are tell-tale signs:

• Refusing to perform essential repairs (e.g. no heating in winter, unsafe electrics like exposed wires)
• Trying to evict you without serving the correct notice or by changing locks
• Raising the rent without using the proper process or giving enough notice
• Withholding your deposit at the end of your tenancy without a valid reason
• Blocking your quiet enjoyment of the property, e.g. persistent uninvited visits

If you believe your landlord has acted unlawfully, you can take action (see below for practical steps).

Key Official Forms: What You Might Need

• Form 6A – Section 21 Notice
  When used: If your landlord asks you to leave an assured shorthold tenancy (AST) after any fixed term has ended, they must give a valid Section 21 (Form 6A) notice. If you're asked to leave but weren't given this form, or it was completed incorrectly, the eviction may be unlawful.
  Official Form 6A (Section 21) and guidance
• Form 3 – Section 8 Notice
  When used: For eviction due to rent arrears or another breach. If your landlord gives you a Section 8 notice (Form 3), the reasons must be listed and properly served. An invalid form or incorrect process could make an eviction illegal.
  Official Form 3 (Section 8) and guidance
• Form N244 – Application Notice (Court)
  When used: If you need to apply to the court, for example, to stop an eviction or delay possession proceedings, you’ll often use Form N244.
• Deposit Protection Schemes
  Required by law: Your deposit must go into a registered scheme. Learn more about your rights via official schemes such as Tenancy Deposit Protection.

How to Take Action If Your Landlord Breaks the Law

Understanding what to do helps you safeguard your home and your legal position. Here are practical steps:

• Keep written evidence: Letters, emails, photos, and witness details
• Raise concerns with your landlord first, in writing
• If unresolved, contact your local council environmental health team for issues like disrepair or unsafe conditions
• If threatened with eviction or harassment, get advice from Shelter or Citizens Advice
• For rent disputes or unfair eviction, you may apply to the First-tier Tribunal (Property Chamber - Residential Property)

Always refer to the latest government guides, like the How to Rent Guide, to check your landlord is complying with up-to-date tenancy law requirements.

FAQ: Your Rights as a Renter in England

1. What can I do if my landlord refuses necessary repairs?
   Contact your landlord in writing and give them time to fix the problem. If they don't act, contact your local council's environmental health department—they can inspect your property and order repairs if needed.
2. How much notice must my landlord give before increasing rent?
   For periodic (rolling) tenancies, at least one month's written notice is needed, and rent cannot be increased more than once a year without your agreement. For fixed-term tenancies, rent can't usually be increased unless you agree or your contract allows it.
3. Is my landlord allowed to enter my home without notice?
   Your landlord must normally give at least 24 hours' written notice to visit (except in emergencies). If they repeatedly enter without permission, this may be harassment and is not permitted under UK law.
4. What if my deposit wasn’t protected?
   Your landlord must protect deposits in an approved scheme within 30 days and provide details. If not, you can apply to court and may be entitled to compensation of up to three times your deposit amount.
5. Who handles disputes between tenants and landlords in England?
   The First-tier Tribunal (Property Chamber - Residential Property) deals with disputes over rent, repairs, and other property issues.

Conclusion: Key Takeaways for English Renters

• You have strong legal protections as a tenant in England under the Housing Act 1988 and other laws.
• If your landlord skips repairs, tries unlawful eviction, or enters without notice, they may be breaking the law.
• Use official government channels, local councils, and the First-tier Tribunal to assert your rights and resolve problems.

If you’re ever unsure, keep detailed records and seek advice from official resources—don’t wait until it’s too late to act.

Need Help? Resources for Renters

• Shelter England – Free housing advice for tenants
• Citizens Advice – Housing and tenancy guidance
• GOV.UK – Private renting: your rights and responsibilities
• First-tier Tribunal (Property Chamber - Residential Property)
• Find your local council environmental health

---

1. Housing Act 1988 (for assured and assured shorthold tenancies)
2. Protection from Eviction Act 1977 (illegal eviction/harassment)
3. Housing Act 2004 (property safety, deposit protection)
4. How to Rent: The Checklist for Renting in England (GOV.UK)

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