Tenants’ Rights During Renovations in England

If you're renting in England, you may face renovations or major works in your home. Understanding your rights can help you stay comfortable and secure, even when your landlord plans improvements. This guide explains tenants’ rights around renovations in England—what notice you must get, your options if work disrupts your life, and where you can turn for help.

Your Landlord’s Right to Renovate

Landlords generally have the right to maintain or improve their property. However, these works should not cause unnecessary disturbance or breach your right to ‘quiet enjoyment’—a legal term meaning your home life shouldn't be unduly disrupted. Unless your tenancy agreement says otherwise, landlords cannot:

• Enter your home without your permission (except in emergency situations)
• Start major works without reasonable notice (usually at least 24 hours for access)
• Remove essential amenities or make the property uninhabitable

Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the property in good repair¹, but improvements go beyond repairs and are subject to different rules.

Notice Requirements for Renovation Works

Most routine repairs require at least 24 hours’ written notice from your landlord before they or contractors can enter your home. For more intrusive renovations, best practice is for your landlord to:

• Give longer advance notice (ideally in writing)
• Inform you of the extent and expected duration of the works
• Discuss times that cause the least disruption to you

If you live in a flat, your landlord may also need local council approval or planning permission for significant renovations.

Your Rights and Protections During Renovations

Even when works are allowed, you have the right to continue living in your home safely and with as little disturbance as possible:

• Quiet enjoyment: Renovations should not unreasonably disrupt your home life.
• Health and Safety: The property must remain safe and meet minimum housing standards at all times. Your landlord must not expose you to hazards like unsafe wiring or blocked fire escapes.
• Reduction of rent or alternative accommodation: In some situations, if renovations make parts of your home unusable, you may be able to negotiate a temporary rent reduction or request alternative accommodation.

If renovations leave your bathroom or kitchen out of service for a prolonged period, speak to your landlord in writing about your rights to basic amenities and possible rent adjustments.

Refusing Access or Opposing Renovations

You should not unreasonably withhold consent for necessary repairs. However, for renovations that are not essential or will cause extreme inconvenience, you can:

• Ask your landlord to postpone the works
• Request minimal disruption (e.g., set working hours, advance notice)
• Seek advice if you believe your rights are being ignored

If your landlord enters without proper notice or you feel harassed, you can contact your local council’s housing officer or let the First-tier Tribunal (Property Chamber - Residential Property) know if the issue escalates².

Key Forms and How to Use Them

Certain situations might require official forms. Here are the main ones renters should know:

• Form N1 – Claim Form for Possession
  If your landlord asks you to leave due to works (which is rare and usually not allowed solely for renovations), they'll usually need to apply for possession using this form. You’ll be notified and given a chance to respond.
  Official guidance and Form N1.
  Example: If your landlord seeks to end your tenancy for major renovations, you’ll receive Form N1 and should seek immediate advice.
• Complaint to Local Council
  You can report unsafe or disruptive works to your local council’s private renting team. Find your local council at GOV.UK’s council finder.
  Example: The kitchen in your rented flat is out of use for weeks due to renovations with no alternatives provided. You can contact the council to request an inspection.

What the Legislation Says

Relevant laws governing renovations and tenants’ rights in England include:

• Landlord and Tenant Act 1985 (Section 11) – Landlord’s repair obligations
• Housing Act 1988 – Grounds for eviction and possession proceedings
• Homes (Fitness for Human Habitation) Act 2018 – Ensuring property safety

For disputes about disruption, illegal entry, or compensation, the First-tier Tribunal (Property Chamber - Residential Property) is the official tribunal for residential tenancy issues in England.

What to Do If Renovations Are Seriously Disruptive

If your living conditions are made unsafe or uninhabitable for a significant time due to renovations, follow these steps:

• Communicate your concerns to your landlord in writing
• Gather evidence (photos, dates, communication)
• Escalate to your local council if there is a health or safety risk
• Apply to the First-tier Tribunal if you seek compensation or your landlord will not comply

FAQs: Tenants’ Rights Around Renovations

1. Can my landlord renovate while I’m living in the property?
   Yes, but only with proper notice, and they must avoid unnecessary disruption to your daily life. You retain the right to quiet enjoyment throughout.
2. Can I refuse my landlord entry for renovations?
   You can’t unreasonably refuse access for repairs, but if the works are extensive or cause severe disruption, discuss your concerns or negotiate timings with your landlord.
3. Do I have to move out for major renovations?
   Not usually. Your landlord must let you live in your home unless health and safety require a temporary move, in which case you should discuss alternatives or compensation.
4. What if renovations make my home unsafe?
   Contact your landlord first. If the issue isn’t resolved quickly, report it to your local council’s housing or environmental health department for support.
5. Can my rent be reduced during disruptive works?
   You can ask for a reduction if key living areas are unusable. The landlord isn’t obliged to agree, but you can escalate disputes to the First-tier Tribunal.

Conclusion: Key Takeaways

• Landlords must notify tenants before starting renovations and minimise disruptions
• You can report unsafe, uninhabitable, or excessively disruptive works to your local council
• The First-tier Tribunal handles disputes about compensation and other tenancy issues

Overall, tenants in England are protected by law when renovations occur in their home—stay in communication with your landlord and know where to turn for help.

Need Help? Resources for Renters

• GOV.UK Private Renting Rights and Responsibilities
• First-tier Tribunal (Property Chamber - Residential Property): Handles complaints and disputes between tenants and landlords
• Report Problems to Your Local Council
• Shelter England: Repairs and Improvements Advice

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1. Landlord repair duties: Landlord and Tenant Act 1985, Section 11
2. Official tribunal for disputes: First-tier Tribunal (Property Chamber - Residential Property)

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