Tenant Rights When Your Rented Property Is Sold (England)

If you’re renting in England and your landlord decides to sell the property you live in, it can be unsettling. Thankfully, the law protects tenants in several ways, whether you’re renting under an assured shorthold tenancy (AST) or another common agreement. This guide will help you understand your rights, what happens to your tenancy, and what you should do if you receive notice or have concerns.

What Happens to Your Tenancy if the Property Is Sold?

In most cases, if a landlord sells a rented property in England, the existing tenancy agreement does not automatically end. The new owner usually takes over as your landlord, meaning your tenancy continues under the same terms and conditions as before. This is often called "buying subject to tenancy." Your rights and responsibilities remain unchanged, including the amount of rent, deposit protection, and notice periods.

Key Protections for Renters

• The new landlord must respect all the terms of your original tenancy agreement.
• Your deposit must remain protected in a government-approved scheme, and you’re entitled to your deposit at the end of the tenancy if conditions are met.
• You do not have to move out simply because the property is sold.
• You must still be given proper notice if the landlord (new or old) wishes to end your tenancy.

If your tenancy is fixed-term (for example, a 12-month agreement), it cannot be ended early just because of a sale unless there’s a break clause or you agree to leave.

Notice Periods and Eviction Rules

For most tenants in England, two types of notice are typically used if a landlord wants to end a tenancy:

• Section 21 Notice (Form 6A, 'no fault' eviction): This allows a landlord to regain possession of the property without giving a reason, but must follow strict rules and notice periods. Download Form 6A and guidelines.
• Section 8 Notice: Used when a landlord seeks possession due to specific reasons (e.g., rent arrears). Requires stating the exact grounds and providing appropriate notice. Access Form 3 here.

For both types, the notice must follow the requirements set out in the Housing Act 1988^[1]. If you believe the notice does not comply with the law (for example, incorrect dates, missing deposit information), you may have grounds to challenge it.

Official Forms and Practical Examples

• Notice Seeking Possession (Section 21, Form 6A): Used when a landlord wants to end an AST without giving reasons. Example: You receive Form 6A stating you must leave in two months; check if your deposit is protected and all legal steps were followed before acting. Official Form Link.
• Notice Seeking Possession (Section 8, Form 3): Used if the landlord claims there is a breach of the agreement. Example: If the landlord alleges rent arrears, you’ll get a Form 3 specifying the grounds. Official Form Link.

Your Deposit and Maintenance During the Sale

Your deposit must always remain in a government-approved deposit protection scheme (such as these official schemes). If your landlord sells the property, the deposit must be transferred to the new owner along with the protection status. Maintenance responsibilities do not change during the sale: repairs must still be carried out, and essential safety standards upheld.

Viewings and Access

A selling landlord or estate agent may request to show the property to potential buyers. Unless your tenancy agreement states otherwise, you are entitled to at least 24 hours’ written notice before any visits, and you have the right to refuse unreasonable requests. You don’t have to allow unlimited access and can negotiate suitable times.

If You Believe You Are Being Unfairly Evicted

If you feel the notice is invalid or unlawful, you can seek advice or challenge the eviction.

• Contact your local council's housing department for guidance: Find your local council here.
• If it escalates to court, the First-tier Tribunal (Property Chamber) in England handles residential tenancy disputes.
• Use the Form N11B (Defence Form – Accelerated Possession) to defend against Section 21 claims if you believe the notice is invalid or not properly served.

If you’re worried or unsure, seek advice as soon as possible. Acting promptly can help protect your rights.

Frequently Asked Questions

1. Can my landlord make me leave before the property is sold?
   If you have a fixed-term tenancy or your agreement hasn’t ended, you cannot be asked to leave just because the property is sold. The tenancy continues unless a valid notice is given and proper legal procedures are followed.
2. Do my rights change when the property is sold?
   Your rights and obligations stay the same, and the new owner must honour your existing tenancy agreement, including rent and maintenance responsibilities.
3. If I receive a Section 21 notice during a property sale, what should I do?
   Check that it’s served with the correct paperwork, correct notice period, and your deposit is protected. Seek advice from your local council or legal services if unsure.
4. Can a new landlord increase my rent straight away?
   No, rent increases must still follow the proper process and notice periods under your existing tenancy agreement and the official government process for rent increases.
5. What if my deposit details change after the sale?
   Your deposit must remain protected and you should receive updated information about where it is held and who your landlord is. If unsure, ask for written confirmation and check with the relevant deposit protection scheme.

Conclusion: Key Takeaways for Tenants

• Your tenancy is protected by law even if your landlord sells the property.
• You can remain in the property unless correctly served notice and due legal process is followed.
• Seek prompt advice if you receive any notice or feel your rights are at risk.

Understanding your rights will help you feel more secure and prepared during a property sale.

Need Help? Resources for Renters

• Government guide: Eviction rules for private renters
• Tenancy deposit protection schemes explained
• First-tier Tribunal (Property Chamber) – handles tenancy disputes
• Shelter England – free advice on tenant rights
• Find your local council housing department

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1. Housing Act 1988 – Full legislation text

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