Facing unfair treatment based on who you are can be distressing—especially when it impacts your home. In England, laws protect renters from discrimination by landlords and letting agents. This guide explains what counts as discrimination, what your rights are, and how you can take action if it happens to you.
What Is Tenant Discrimination?
Tenant discrimination occurs when a landlord, letting agent, or property manager treats you unfairly because of protected characteristics set out by law. This can happen at any stage—when applying for a property, during your tenancy, or if your landlord is seeking to end your tenancy.
- Protected characteristics under the Equality Act 2010 include:
- Age
- Disability
- Gender reassignment
- Marriage and civil partnership
- Pregnancy and maternity
- Race
- Religion or belief
- Sex
- Sexual orientation
It's illegal for landlords to refuse to rent, raise your rent unfairly, evict you, or treat you differently because of any of these characteristics.
Common Examples of Discrimination in Renting
Discrimination isn't always obvious. Here are some real-world situations where discrimination may occur:
- Refusing to let to someone because they “don’t want children or pets”—if related to disability or family status
- Advertising properties “for professionals only” or “no DSS/no benefits”
- Evicting or threatening to evict a tenant after they disclose a disability requiring home adaptations
- Charging higher rent or deposit based on race or nationality
Your Legal Rights as a Tenant in England
The Equality Act 2010 ensures everyone has the right to fair treatment when renting property in England, regardless of their background or circumstances. The Housing Act 1988 also provides important tenancy protections for renters living in private and social housing.
- Landlords and agents must not discriminate at any stage of letting, maintaining, or ending a tenancy
- If you are disabled, you have the right to request reasonable adjustments to the property
- Any retaliation for raising a complaint about discrimination is also unlawful
Reporting Discrimination and Taking Action
If you feel you have been discriminated against, you have several options. Taking notes of dates, conversations, and keeping copies of any communication is important for your case.
How to Raise a Complaint or Start a Claim
Step 1: Raise your concerns with your landlord or letting agent in writing. If this doesn’t resolve the issue, you can take further action.
- Use the Claim Form N1 to start a claim for discrimination at the county court.
N1 Claim Form
- Form name and number: Claim Form (N1)
- When and how to use: If you want to make a discrimination claim against a landlord or agent in the county court, you complete and submit this form. For example, if a letting agent refused to rent to you because of your race and you have evidence, you complete the N1, stating your case and attaching relevant documents.
- Access the N1 Claim Form and guidance from HMCTS
Official Tribunal or Board
Most housing discrimination claims in England are heard in the County Court. However, housing conditions or tenancy disputes might be handled by the Residential Property Tribunal for certain cases.
What If My Landlord Retaliates?
Your landlord is not allowed to evict you or threaten to end your tenancy simply because you raised a discrimination complaint. If this happens, document all instances and seek legal help immediately.
- If you receive a "no-fault" eviction (section 21) notice soon after complaining, this could be challenged in certain cases.
- For eviction notices, you can find guidance and forms at Eviction Notices: Section 21 and Section 8.
Understanding your protections gives you confidence and clarity in your rights as a renter. If you're unsure about your situation, get free, confidential advice from the organisations listed below.
Frequently Asked Questions
- What should I do if I think my landlord is discriminating against me?
Start by documenting everything (dates, emails, texts, witness statements). Raise your concerns in writing to your landlord or agent. If unresolved, consider contacting the Equality Advisory and Support Service, and use Claim Form N1 if you wish to make a formal legal claim. - Is it legal for landlords to refuse tenants on benefits?
No, blanket bans against "DSS" or benefits tenants are likely unlawful under the Equality Act 2010 if they indirectly discriminate, for example, against disabled tenants or single parents. - What laws protect me from discrimination as a renter?
The main laws are the Equality Act 2010 and Housing Act 1988. - How do I request reasonable adjustments for a disability?
Write to your landlord stating your needs—such as a ramp or grab rail. The landlord should consider your request. You can seek help from your local council or the Equality Advisory and Support Service if you face difficulty. - Where do I make a legal claim about discrimination?
Discrimination claims related to housing are usually made in the County Court. Guidance on this process is available from HMCTS and the Equality Advisory and Support Service.
Conclusion: Key Takeaways
- Tenant discrimination is illegal in England. Landlords and agents cannot treat you unfairly based on protected characteristics.
- You have a right to request reasonable adjustments for disabilities.
- Official forms and tribunals exist to help you challenge discrimination if informal solutions do not work.
Knowing your rights is the first step to securing fair treatment and safeguarding your home.
Need Help? Resources for Renters
- Equality Advisory and Support Service (EASS) – Free advice for discrimination and equality issues (0808 800 0082)
- Private Renting: Your Rights and Responsibilities – Official government guide for tenants
- County Court – For submitting a discrimination claim in housing
- Residential Property Tribunal – For specific tenancy or housing disputes
- Citizens Advice: Discrimination in Housing – Information and support
