Renting questions answeredBeta*

Not in England any more. Since 1 May 2026 it has been unlawful for a landlord or letting agent to refuse you, or to put you off applying, because you receive benefits or have children. That covers adverts saying "No DSS" or "no benefits" and agents who simply won't book a viewing once they hear you claim Universal Credit. Councils can fine a landlord or agent up to £7,000. A landlord can still check you can afford the rent, but they must look at you as an individual rather than ruling out everyone on benefits. Keep screenshots of the advert or messages and report it to your council's private housing or trading standards team. Shelter publishes a complaint letter you can send.

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Sources: Shelter: Renters' Rights Act changes for private tenantsShelter: discrimination complaint letters

Usually not. Refusing someone because of their race, nationality or ethnic origin is discrimination under the Equality Act 2010, and that includes adverts that say only people of one nationality need apply. There is a narrow exception: where the landlord or a near relative lives in the home and shares living space such as the kitchen with you, and the home is small, the rules on choosing who to let to don't apply in the same way. A letting agent or a landlord who doesn't live there can't rely on that. You can report a discriminatory advert to the website it's on, and get advice from the Equality Advisory and Support Service.

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Sources: Citizens Advice: discrimination in housingEquality Advisory and Support Service

Yes. Since 1 May 2026 a landlord or agent in England must state the rent in the advert, and must not ask for, encourage or accept offers above it. Hinting that "other people are offering more" is exactly what the ban is aimed at. You don't have to offer above the advertised rent, and the landlord can't take a higher offer from someone else. Save the advert and any messages, and report the agent to your council (which enforces the rule) and to the agent's redress scheme.

On this site: TPO complaint workspace · PRS complaint workspace

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Sources: GOV.UK: Guide to the Renters' Rights Act

In England, since 1 May 2026, a landlord can ask for no more than one month's rent before the tenancy starts. Asking for six or twelve months up front, which used to be common for people without a guarantor, is no longer allowed. That includes international students without a UK guarantor. On top of that they can take a holding deposit of up to one week's rent and a tenancy deposit of up to five weeks' rent (six weeks if the yearly rent is £50,000 or more). Most other fees are banned under the Tenant Fees Act 2019.

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Sources: Shelter: Renters' Rights Act changes for private tenantsGOV.UK: Tenant Fees Act guidance

Guarantors are still allowed, and with rent in advance now capped at one month, many agents have started asking for one more often. Options worth trying: a guarantor company (some agents refuse them, but many accept them); asking a landlord who isn't using an agent, since they are often more flexible; offering references from a previous landlord and your employer or university; your council's rent deposit or bond scheme, if you are on a low income or at risk of homelessness; and, for students, your university's own guarantor scheme. If you are about to have nowhere to live, contact the council's housing options team at least 56 days before, because they have a duty to help you.

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Sources: Shelter: guarantorsShelter: help from the council if you're homeless

No. A holding deposit can be at most one week's rent. If the landlord decides not to go ahead, it must be refunded in full within 7 days. It can only be kept if you gave false information, failed a Right to Rent check, pulled out yourself, or didn't take reasonable steps to agree the tenancy by the deadline (normally 15 days). "You didn't move in" is not one of those reasons. Ask for it back in writing, giving a 7-day deadline. If it isn't paid, complain to the agent's redress scheme or make a small claim. Shelter has a letter template for exactly this.

On this site: Template letters · Money Claim Online workspace

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Sources: Shelter: getting a holding deposit backGOV.UK: Tenant Fees Act guidance

Call your bank straight away on the number on the back of your card. Banks can sometimes stop or reverse a payment if you act quickly, and many refund victims of authorised push payment scams. Then report it to the police's national fraud reporting service and to the website where the advert appeared. To avoid it next time: never pay anything before you have viewed the property in person and met the landlord or agent; be suspicious of a landlord who is "abroad" and will post the keys; and check who owns the property through a free Companies House search or by asking for proof. Rent well below the going rate is a common warning sign.

On this site: Advert photo check · Before you rent

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Sources: Citizens Advice: rental scams

Only in limited cases, and they must explain why in writing. If a landlord or agent decides to keep a holding deposit, they must tell you in writing within 7 days of deciding, giving the reason. If they don't, they lose the right to keep it, even if they would otherwise have had a good reason. A failed reference only justifies keeping it if you gave false or misleading information. Being turned down for a reason you had no control over doesn't. If the delay was on the landlord's or agent's side and the deadline for agreeing the tenancy (normally 15 days) passed because of them, the whole deposit must come back within 7 days.

On this site: Template letters

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Sources: GOV.UK: Tenant Fees Act guidanceShelter: holding deposits

No. Under the Tenant Fees Act 2019, landlords and agents in England can't charge tenants for viewings, referencing, credit checks, drawing up the tenancy agreement, inventories, check-in or check-out, renewing the tenancy, or writing you a reference for your next landlord. The only payments they can ask for are: rent; a holding deposit of up to one week's rent; a tenancy deposit of up to five weeks' rent; a fee of up to £50 for changing the tenancy at your request; the costs of ending a tenancy early at your request; bills such as utilities and council tax; and set charges for a lost key or late rent. If you have paid a banned fee, ask for it back in writing. Trading standards can fine the agent, and you can claim the money back through the county court.

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Sources: GOV.UK: Tenant Fees Act guidance

Letting agents must not mislead you about a property, including the rent, what the rent includes, the council tax band, or the size or features of the home. That is covered by consumer protection law and by the agents' own redress schemes. You can check the real council tax band for free on GOV.UK. Since 1 May 2026, the advertised rent is also the most a landlord can accept. Save a copy of the advert, then complain to the agent. If that doesn't resolve it, complain to its redress scheme or your council's trading standards team.

On this site: Advert photo check · Council tax here · TPO complaint workspace · PRS complaint workspace

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Sources: GOV.UK: check your council tax bandShelter: complain about a letting agent

No to the cleaning company, and only limited charges for the others. Under the Tenant Fees Act a landlord or agent can't require you to buy a service from someone they choose, such as a named professional cleaning firm at the end of the tenancy, an inventory or check-in company, a particular insurance policy, or a repair-reporting app with a subscription, as a condition of renting. You only have to leave the place as clean as it was at the start. A lost key can be charged at the actual, reasonable cost of replacing it (with receipts), not an inflated set fee. A change to the tenancy that you asked for, such as swapping a tenant or guarantor, can cost no more than £50, or more only if the agent can show higher reasonable costs. There is no charge for correcting the agent's own mistakes, or for things like seeing your deposit certificate or using a repair-reporting website. Extra charges for paying rent by debit or credit card are also banned.

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Sources: GOV.UK: Tenant Fees Act guidance

Not usually. In England and Wales a private landlord can't let a home with an Energy Performance Certificate rating below E, unless they have registered a valid exemption on the government's PRS Exemptions Register. You can look up any home's certificate for free on GOV.UK before you rent. If the rating is F or G and there is no exemption, report it to the council's trading standards or private housing team. A poorly insulated home costs more to heat and is more likely to suffer from damp.

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Sources: GOV.UK: find an energy certificateGOV.UK: minimum energy efficiency standard for landlords

Only if the limit was made clear to you before you agreed to rent. A fair-use cap hidden from the advert and not spelled out in the tenancy agreement is likely to be a misleading practice, and an unfair term isn't binding on you. If there is a valid cap, ask to see the actual meter readings and bills behind the charge. Where a landlord resells gas or electricity, they can't charge you more than they paid for it. Complain to the agent, then its redress scheme, or get advice from Citizens Advice.

On this site: TPO complaint workspace · PRS complaint workspace

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Sources: Shelter: utility bills and your rightsOfgem: resale of gas and electricity

Every letting agent in England that holds tenants' or landlords' money must belong to a Client Money Protection scheme. If the agent goes bust or misuses the money, the scheme can pay you back. The agent must display its certificate in its office and on its website, and give you a copy free if you ask. It must also belong to a redress scheme (The Property Ombudsman or the Property Redress Scheme). If an agent can't show you either one, don't hand over money, and report it to your council's trading standards team.

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Sources: GOV.UK: client money protection for letting agents

On the day you get the keys, take dated photos of every meter reading (gas, electricity and water if metered) and send them to the suppliers. That way you don't end up paying for the last tenant's use or their debts. If the home has a prepayment meter, the landlord or agent should hand over the key or card. Ask for it before move-in day, especially in winter. Debt left on a prepayment meter by a previous occupant isn't yours: tell the supplier you've just moved in and it must remove it. When you leave, do the same again, and close or move your accounts on your last day.

On this site: Moving in audit

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Sources: Citizens Advice: moving home and your energy supply

The biggest warning sign is being asked to pay before you have seen the home in person. Scammers copy the photos and details from real adverts, so a fake listing can look genuine. Be wary if the rent is well below similar homes nearby, the landlord says they are abroad and will post the keys, you are pushed to pay quickly to beat other people, or you are asked to pay by bank transfer to a personal account, in cryptocurrency or through a money transfer service. Search for copies of the photos with a reverse image search: the same pictures on another advert, at another address or rent, is a strong sign of a scam. Check that a letting agent belongs to a redress scheme, which every letting agent in England must, and for a small fee the Land Registry will tell you who owns the property. Never pay anything until you have viewed the home and are sure the person you are dealing with has the right to let it.

On this site: Advert photo check · Before you rent

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Sources: Which?: 4 ways to spot a rental scamCitizens Advice: check if something might be a scam

Save the photo from the advert rather than taking a screenshot, then look at the details stored in the file. AI image tools from companies such as OpenAI, Adobe and Google are meant to label their pictures, either with a tag saying the image was made by AI or with signed "Content Credentials". Most listing sites strip these details when a photo is uploaded, though, so finding nothing proves nothing either way. Look closely at the picture itself: lines that should be straight but bend, no sockets, radiators or light switches, text and small details that smear when you zoom in, and furniture that melts into the floor or walls. Search for copies of the photo on other sites. Then ask the agent in writing whether the photos are of this home, when they were taken, and whether any were virtually staged or edited. Furniture added by computer is usually acceptable if the advert says so; hiding damp, damage or the real size of a room is misleading. View the home in person before paying anything.

On this site: Advert photo check · Viewing notes

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Sources: Content Authenticity Initiative: check Content CredentialsWhich?: 4 ways to spot a rental scam

Letting agents and landlords must not mislead you about a property, and that includes photos that hide damage, make rooms look bigger than they are, or show a different home. If you have not signed or paid yet, you can simply walk away. If you paid a holding deposit and pulled out because the advert was misleading, ask for it back in writing and say why. If you have already moved in, keep a copy of the advert and its photos, take your own dated photos of the real condition, and complain to the agent in writing. If that does not resolve it, complain to the agent's redress scheme or report the advert to your council's trading standards team. Where a misleading advert led you into a tenancy you would not otherwise have taken, consumer law can sometimes give you the right to end the contract or get money back, so get free advice before you act.

On this site: Advert photo check · Viewing notes · TPO complaint workspace

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Sources: Shelter: complain about a letting agentCitizens Advice: check if something might be a scam

Yes. In England a landlord must put your deposit in a government-approved scheme (DPS, mydeposits or TDS) within 30 days of receiving it. Within the same 30 days they must also give you the "prescribed information" saying which scheme and how to get the money back. You can check online with each scheme using your postcode and surname. If they missed the deadline, you can claim compensation of between one and three times the deposit through the county court, either during the tenancy or up to six years after. A landlord who hasn't protected the deposit also has their ability to evict you restricted.

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Sources: GOV.UK: tenancy deposit protectionShelter: deposit compensation letters

Once you and the landlord agree how much you'll get back, it must be returned within 10 days. If you can't agree, the disputed part stays protected in the scheme until it's settled, and the rest should be paid to you. If you hear nothing, write to the landlord or agent asking for the deposit back. If that gets no reply, contact the scheme directly: it can start the return process for you 14 days after the tenancy ends.

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Sources: GOV.UK: tenancy deposit protectionShelter: how long a deposit refund takes

The deposit is your money, so it's up to the landlord to prove a deduction is justified, not up to you to prove it isn't. A landlord can claim for unpaid rent, damage beyond fair wear and tear, and items missing from the inventory. They can't charge you to make the place better than it was when you moved in, or for the normal ageing of carpets, paint and furniture. Ask for an itemised list with receipts or quotes. Then compare it with the check-in inventory and your own photos and videos from move-in day. If you can't agree, use the deposit scheme's free dispute service (ADR). An independent adjudicator decides on the written evidence alone.

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Sources: Shelter: dispute unfair deductions

This happens more often than it should. An adjudicator looks at whether each deduction is backed by evidence. The landlord needs to show what the property was like at check-in, what it was like at check-out, and what it cost to fix. A claim that suddenly grows once you refuse a private offer will be judged on that evidence, not on the size of the number. Answer each item separately and point out where the landlord has no check-in evidence. Point out wear and tear, and anything that makes the place better than it was when you moved in. Keep your reply factual. The landlord can't take more than the deposit through the scheme. Anything above that, they would have to claim from you in court.

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Sources: Shelter: dispute unfair deductionsmydeposits: dispute resolution for tenants

Yes. The dispute service (ADR) only runs if both of you agree to it, so a landlord can refuse and go to the small claims court instead. If the deposit is in the custodial DPS scheme, the money stays with the scheme until you agree or a court decides. With an insured scheme, the landlord or agent holds the money but must pay the disputed amount to the scheme. Either way the deposit is safe. In a small claim the landlord still has to prove each deduction, and the court fee for a claim of this size is modest. If the landlord does nothing, you can apply to the scheme to release the money after a set period, so check your scheme's rules.

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Sources: Shelter: court action to get your deposit backGOV.UK: tenancy deposit protection

Most of it comes down to move-in day. Check the inventory line by line and write down everything it misses. Take dated photos and video of every room, including inside cupboards, the oven, windows, mattresses and carpets. Send it all to the landlord or agent by email within a few days, so there is a dated record that they received it. Report any repairs in writing during the tenancy. When you leave, clean properly, take the same photos again and return all the keys. A deposit dispute is decided on written evidence, and evidence gathered at the start is what usually wins it.

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Sources: Shelter: getting your deposit back

Not if the yearly rent is under £50,000, which covers most tenancies. The cap is then five weeks' rent, and six weeks' if the yearly rent is £50,000 or more. To work it out, take the monthly rent, multiply by 12, divide by 52, and multiply by 5. Anything above that is a banned payment and must be given back. Trading standards can fine the landlord or agent, and you can claim the excess back through the county court. Every penny of the deposit still has to be protected in an approved scheme within 30 days.

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Sources: GOV.UK: Tenant Fees Act guidanceGOV.UK: tenancy deposit protection

They can try, but it's hard for them to win. To take money for damage, the landlord has to show the property was in a better condition when you moved in than when you left. A check-out report alone shows the end condition, not what changed. Without a check-in inventory, or dated photos from the start, adjudicators in the deposit schemes usually find that a deduction for condition hasn't been proved. Point this out in your reply, and use the scheme's free dispute service if the landlord won't back down.

On this site: Moving in audit

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Sources: Shelter: dispute unfair deductions

Fair wear and tear is the normal decline that comes from living somewhere for a while, and a landlord can't charge your deposit for it. It includes carpets wearing thin in walkways, minor scuffs, faded paint and curtains, small marks around light switches, and loose fittings from normal use. The longer you lived there, the more wear is expected. Damage is different: burns, stains, holes in walls, broken items or pet damage. Even then, the landlord can only charge a fair share of the cost, allowing for the item's age. They can't charge you a new-for-old price, or charge you to have the place professionally cleaned to a higher standard than it was when you moved in.

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Sources: Shelter: dispute unfair deductions

Only if the total stays within the legal cap. In England every deposit, including any "pet deposit", counts towards the maximum of five weeks' rent (six weeks if the yearly rent is £50,000 or more). If the normal deposit already reaches the cap, an extra pet deposit isn't allowed. A landlord can agree a slightly higher rent because of a pet, but that has to be the rent itself, not a separate fee. Since 1 May 2026 you have the right to ask for a pet, and a landlord must not unreasonably refuse.

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Sources: GOV.UK: Tenant Fees Act guidanceGOV.UK: Guide to the Renters' Rights Act

In England, since 1 May 2026, your landlord can only raise the rent once a year. They must use the official form (Form 4A, the section 13 notice) and give you at least two months' notice. Any rent review clause in your agreement can no longer be used to put the rent up another way. The new rent must not be more than the open market rent. If you think it is, you can challenge it at the First-tier Tribunal, but you must apply before the date the increase starts. The tribunal can't set the rent higher than the landlord proposed.

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Sources: Shelter: Renters' Rights Act changes for private tenantsGOV.UK: Renters' Rights Act information sheet 2026

Apply to the First-tier Tribunal (Property Chamber) before the date on your Form 4A when the new rent starts. There is no fee to apply. The tribunal works out the open market rent for your home as it is now. It ignores improvements you made yourself, and it takes account of disrepair the landlord has failed to fix. It's worth applying if similar homes nearby are advertised for less than the new figure. Save adverts for comparable homes as evidence. Under the new rules the tribunal can lower the increase or confirm it, but it can't raise it above what the landlord asked for. Keep paying your current rent while you wait.

On this site: What rent costs here

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Sources: Citizens Advice: challenging a rent increaseGOV.UK: challenge a rent increase

Since 1 May 2026 tenancies in England no longer end and "renew" on new paperwork. They simply roll on. The only way a landlord can raise your rent is the yearly Form 4A notice, and you don't have to sign a new agreement at a higher rent. If your own flat, or one just like it in the same building, is being advertised for less than the landlord wants from you, save the advert. It is strong evidence for a tribunal that the increase is above the market rent.

On this site: What rent costs here

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Sources: Shelter: Renters' Rights Act changes for private tenants

No. An email or a letter saying "your rent is going up" is not enough. The increase has to be made on Form 4A, with at least two months' notice, no more than once a year. The only alternative is for you to agree to the new rent in writing. Be careful: paying the higher amount without objecting can be treated as agreeing to it. If you haven't had a valid Form 4A, reply in writing saying you don't agree and will keep paying the current rent.

On this site: Template letters

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Sources: Shelter: rent increases without a section 13 notice

Yes. The tenancy carries on and the rent is now owed to the landlord's estate. If you stop paying, the executors can claim the arrears later, and it could put your home at risk. If you don't know who to pay, set the rent aside each month in a separate account, so you can show it was never spent. Write to the letting agent if there is one. You can also look up who owns the property on the Land Registry (a small fee), or search the probate records once probate has been granted. Repairs are still the estate's responsibility, and the council can act if they are not done.

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Sources: Shelter: if your landlord dies

Very little, and only after 14 days. Under the Tenant Fees Act a late payment charge is only allowed if your tenancy agreement includes one and the rent is at least 14 days overdue. Even then it's capped at interest of 3% above the Bank of England base rate on the overdue amount, worked out from the date the rent was due. A flat "£50 late fee" or similar is a banned payment, and you can ask for it back.

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Sources: GOV.UK: Tenant Fees Act guidance

Don't ignore it, even if you know it's wrong. Ask the landlord or agent in writing for a full rent statement, and send them bank statements showing each payment and the date it cleared. Mistakes are common when payments are split, made by Universal Credit, or arrive a day after the due date. Ask them to correct their records and confirm in writing that you aren't in arrears. This matters because arrears can be used as a reason to evict, so the record needs putting straight early. If you have been charged twice for something, such as a repair the landlord already paid for, ask for it to be refunded the same way.

On this site: Name statements by date · Redact a statement page

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Sources: Shelter: rent arrears

Paying in cash isn't illegal, but always get a written, dated receipt every time. Without one you have no proof if the landlord later claims you are in arrears. If your rent is paid weekly, the landlord must by law give you a rent book. You can ask for a full rent statement at any time, for example for a Universal Credit claim or a mortgage or loan application, and a landlord or agent who refuses is giving you good grounds for a complaint. Paying by bank transfer is safer, because the bank keeps the record for you.

On this site: Name statements by date

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Sources: Shelter: rent books and receipts

Yes. Rent covers your time in the home. If you paid in advance for days after the tenancy legally ended and you handed the keys back, that money should be refunded. Ask in writing, setting out the end date and the amount worked out per day, and give a deadline. This is separate from your deposit, so it shouldn't be held back while the deposit is being sorted out. If it isn't paid, complain to the agent's redress scheme or make a small claim.

On this site: Money Claim Online workspace · TPO complaint workspace · PRS complaint workspace

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Sources: Shelter: ending your tenancy

For private renters in England, the law says repairs must be done within a "reasonable time" after the landlord is told about them. What counts as reasonable depends on how serious the problem is. No heating or hot water in winter, a gas leak or a dangerous electrical fault should be dealt with within a day or so. A dripping tap can wait longer. Fixed deadlines for damp and mould (Awaab's Law) already apply to council and housing association homes, and will be extended to private renting, but no start date had been set as of October 2026. Always report repairs in writing and keep a copy. If nothing happens, ask the council's environmental health team to inspect.

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Sources: Shelter: repairs in private rented homesShelter: complain to environmental health

Not necessarily. Mould is the landlord's job to fix when it comes from disrepair: leaks, rising damp, broken extractor fans, windows that won't open, or poor insulation. A home must also be fit to live in under the Homes (Fitness for Human Habitation) Act 2018, and serious damp makes it unfit. Painting over mould doesn't fix the cause. Report it in writing with photos, and say if anyone in the home is a baby, elderly, or has a health condition, because that raises the urgency. If the landlord won't act, ask the council's environmental health team to inspect. They can order the landlord to do the work, and being away abroad is no excuse.

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Sources: Shelter: damp and mould in private rented homesGOV.UK: fitness for human habitation guide for tenants

A damp smell that comes and goes often points to a hidden leak, condensation behind furniture, or damp under floors or behind kitchen units. Note when it happens (after rain, after showers, in cold weather), take photos of any marks, and report it to the landlord in writing. Ask them to investigate the cause rather than just cleaning the surface. Keep a record of when you reported it. If the landlord does nothing and damp marks or mould appear, the council's environmental health team can inspect.

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Sources: Shelter: damp and mould

First, tell the landlord in writing what is wrong and that you consider the home unfit to live in. If there is an immediate danger, such as a gas leak, no heating in freezing weather, or water coming through the ceiling, ring the council's environmental health team the same day. Many councils have an out-of-hours number. The council can serve notices forcing repairs, and in serious cases ban the use of the property. If you have to leave, ask the council's housing team for help, because you may count as homeless while the home is unsafe. You can also claim compensation and repair orders through the courts under the Homes (Fitness for Human Habitation) Act 2018. Keep paying rent unless you get advice first.

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Sources: GOV.UK: fitness for human habitation guide for tenantsShelter: legal action for repairs

It's risky and usually not advised. Withholding rent puts you into arrears, and arrears are a reason the landlord can use to evict you. Rent arrears of three months is a ground for eviction the court must grant. Safer routes are to report the problem in writing, involve the council's environmental health team, and claim compensation or a rent reduction for the disrepair. There is also a legal process for paying for a repair yourself and deducting the cost from the rent, but it has strict steps. Get advice before you try it.

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Sources: Shelter: withholding rent for repairs

A tenancy agreement can include reasonable rules, but a term that leaves you with no realistic way to dry your washing can be unfair under the Consumer Rights Act 2015. That's especially so if there is no garden, no washing line and no space for a dryer. Unfair terms are not binding on you. If the landlord's worry is condensation and mould, the answer is proper ventilation, such as working extractor fans and windows that open, and that's the landlord's job. Ask in writing what alternative they are providing, and keep the reply.

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Sources: GOV.UK: CMA guidance on unfair terms in tenancy agreements

In England, before you move in, the landlord must give you a copy of the current gas safety record (if there is any gas in the home) and a copy of the latest electrical safety report (EICR). Both can be given electronically. The gas check must be repeated every year and the electrics every five years, and you should get a copy of each new report. Smoke alarms must be on every floor, and carbon monoxide alarms fitted in rooms with a fixed fuel-burning appliance (apart from gas cookers). You should also get the Energy Performance Certificate. If you haven't had these, ask in writing. Missing gas or electrical checks can be reported to the council.

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Sources: GOV.UK: private renting, your rights and responsibilitiesShelter: gas and electrical safety

Heating and hot water are repairs the landlord must keep working, and in cold weather a broken boiler should be treated as urgent. There isn't a specific rule that says "provide heaters", but asking for them is reasonable while you wait for a delayed repair, and most landlords will. If you have to run electric heaters or go elsewhere to wash, keep a record of the extra costs, because you can ask for them back along with a rent reduction for the time you went without. If the repair isn't done promptly, report it to the council's environmental health team. A home without adequate heating can be a serious hazard.

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Sources: Shelter: repairs in private rented homesShelter: complain to environmental health

Usually the landlord, if the pests were there before you moved in, are getting in through disrepair such as holes, gaps or broken drains, or are in shared areas of a shared house. A serious infestation can make a home unfit to live in. Report it in writing with photos and dates, and point out that it started at or soon after the move-in. You may be responsible if the problem was caused by how you used the home, such as left-out food or rubbish. Your council's environmental health team can also step in, and some councils offer pest control themselves.

On this site: Moving in audit

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Sources: Shelter: pests and vermin in rented homes

Report it to the landlord or agent in writing straight away. In a shared house (an HMO), the manager has a legal duty to keep the fire alarm system, fire doors and escape routes in good working order. Fire doors must close properly by themselves. Every rented home must also have a working smoke alarm on each floor, and a carbon monoxide alarm in any room with a fixed fuel-burning appliance (apart from gas cookers). If it isn't fixed quickly, contact the council's private housing team, because broken fire safety in a shared house is something they take seriously. You can also ask your local fire service for advice.

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Sources: GOV.UK: smoke and carbon monoxide alarm guidanceShelter: houses in multiple occupation

If the landlord supplied the appliance as part of the tenancy, they are normally responsible for repairing or replacing it when it breaks through normal use or old age. That applies to appliances in your own flat and to shared ones in a shared house. Check your agreement, but a clause that leaves you with a broken appliance the landlord supplied may not be fair. Separately, the law always makes the landlord responsible for heating, hot water, sinks, baths, toilets and the structure of the building. You only pay if you, or someone you let in, broke it through misuse. Report it in writing and keep a note of extra costs, such as laundrette bills.

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Sources: Shelter: repairs in private rented homes

Yes. Upholstered furniture a landlord supplies in a rented home, such as sofas, armchairs, mattresses, headboards and cushions, must meet the fire safety rules for furniture. Most items show this with a permanent label. Furniture made before 1950 is exempt. If items look old, damaged or have no label, ask the landlord in writing to confirm they meet the rules or to replace them. You can report concerns to your council's trading standards team.

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Sources: GOV.UK: furniture and furnishings fire safety

Not for the main repairs. By law (section 11 of the Landlord and Tenant Act 1985) the landlord must repair the structure and outside of the home, including the roof, walls, windows, gutters and drains. They must also keep the heating, hot water, gas, electrics, sinks, baths and toilets working. A tenancy agreement can't move those duties onto you, and a clause that tries to has no effect. You are expected to do small jobs, such as changing light bulbs and fuses or unblocking a sink you blocked, and to pay for damage you cause.

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Sources: Shelter: repairs in private rented homesGOV.UK: private renting, repairs

Signs include bills that are far too high, or your meter still running when everything in your flat is switched off. Test it by turning off your main switch and watching whether the meter stops. If it keeps going, or communal lights go off when your power is off, the supply is likely shared. Tell the landlord in writing and ask for an electrician to check and separate the supply. You can also contact your energy supplier and ask for a meter accuracy check. If you have been paying for someone else's electricity, you can claim the cost back from the landlord.

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Sources: Citizens Advice: if you think your meter is faulty

No. You have the right to live in your home undisturbed ("quiet enjoyment"). A landlord or agent must normally give at least 24 hours' notice and visit at a reasonable time, even when the tenancy agreement allows inspections or repairs. They can only come in without warning in a genuine emergency, such as a fire, flood or gas leak. Letting themselves in when they like, or handing keys to tradespeople or other people without asking you, can amount to harassment, which is a criminal offence. Put your objection in writing. If it keeps happening, contact the council's tenancy relations officer.

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Sources: GOV.UK: private renting, your rights and responsibilitiesShelter: harassment by a private landlord

Even if your agreement says you will allow viewings, the landlord can't force their way in. Entering after you have said no would breach your right to quiet enjoyment. It's usually best to offer other times that suit you, in writing, so you can show you haven't been unreasonable. If you are ill, or the request is at short notice, you can say no to that slot. A landlord who keeps pressing, threatens you, or comes in anyway should be reported to the council's tenancy relations officer.

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Sources: Shelter: landlord access and viewings

If the garden is part of what you rent, it's part of your home and the same rules apply as inside. Nobody, including the landlord or their relatives, can come in whenever they want. Check the tenancy agreement and the advert to confirm the garden is included. Then write to the landlord saying the visits must stop, and that any visit needs your agreement and at least 24 hours' notice. Keep a dated log of each visit. If it carries on, the council's tenancy relations officer can step in, because repeatedly interfering with your peaceful enjoyment of your home can be harassment.

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Sources: Shelter: harassment by a private landlord

Handing out keys so someone can get into your home without your agreement breaches your right to quiet enjoyment. If it was done to pressure you, it may also be harassment. Ask in writing who has keys and why, and ask for them back. If you feel unsafe, ask for the locks to be changed. Complain to the agent first. If that fails, complain to its redress scheme (The Property Ombudsman or the Property Redress Scheme), which can award compensation. If anyone actually went in or took anything, report it to the police too.

On this site: TPO complaint workspace · PRS complaint workspace

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Sources: Shelter: complain about a letting agent

No. Post and parcels addressed to you belong to you, and a landlord has no right to keep, open or throw them away. Ask for it back in writing straight away. Get proof of delivery from the courier, because a photo of where it was left helps. If it isn't returned, report it to the police as theft, and ask the sender or courier to reship it or refund you. If it's part of a wider pattern of interference, keep a log, because that pattern can amount to harassment.

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Sources: Shelter: harassment by a private landlord

A landlord who films people in their own home has to follow data protection law. Secretly recording lodgers, with no clear notice of what is filmed and why, is likely to breach it, and you can complain to the Information Commissioner's Office. A camera in a bedroom or bathroom is far more serious and may be a criminal offence, so report it to the police. Lodgers have fewer rights against eviction than tenants, so before you raise it, get advice and think about where you would go if things turn sour.

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Sources: ICO: domestic CCTVShelter: lodgers' rights

No. Renting a whole flat gives you exclusive possession, and the landlord has no right to live there with you. If they want the property back to live in, they must serve a section 8 notice using the "landlord moving in" ground. That means at least four months' notice, and it can't be used in the first 12 months of the tenancy. After that only a court can end your tenancy. Threats to charge you their hotel bills, to evict you, or to sue you for refusing are attempts to pressure you. Keep every message, and contact your council's tenancy relations officer.

On this site: Section 8 notice checker

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Sources: Shelter: harassment by a private landlordShelter: section 8 notices

Ask in writing whoever you pay rent to. In England they must give you the landlord's name and an address in England or Wales within 21 days, and not doing so is a criminal offence. You can also check who owns the property on the Land Registry for a small fee. If the owner is a company, Companies House shows its directors for free.

On this site: Before you rent

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Sources: Shelter: how to find your landlord

Not if they are unfair. Terms in a tenancy agreement must be fair and clearly worded under the Consumer Rights Act 2015, and unfair terms are not binding on you. Examples that may well be unfair include compulsory social events, unpaid work for the landlord, penalties for leaving an honest online review, blanket fines, and charges the Tenant Fees Act bans. Reasonable rules about noise, smoking or keeping the place clean are normally fine. If you are unsure about a clause, Citizens Advice or your council's trading standards team can tell you whether it's likely to stand.

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Sources: GOV.UK: CMA guidance on unfair terms in tenancy agreements

Every letting agent in England must belong to a government-approved redress scheme: The Property Ombudsman (TPO) or the Property Redress Scheme (PRS). Their website or paperwork must say which one. Complain to the agent in writing first, using its complaints procedure. If you don't get a final reply within 8 weeks, or you're unhappy with it, you can take the complaint to the scheme for free. The scheme can order an apology, put things right and award compensation, and it can expel an agent that doesn't pay. Repeated unanswered emails, aggressive or threatening messages about rent or inspections, and ignored repair reports are all things the schemes deal with. Keep copies of everything.

On this site: TPO complaint workspace · PRS complaint workspace

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Sources: Shelter: complain about a letting agentThe Property OmbudsmanProperty Redress Scheme

Your own room is treated like a home. The landlord needs your agreement, normally with at least 24 hours' written notice, except in a genuine emergency. Shared areas such as the hallway, kitchen and stairs are different. In a house let room by room, the landlord usually keeps control of those and can go in to clean, check the fire alarms or carry out repairs. Using that access to snoop, harass you or visit at unreasonable hours is still not acceptable. If you all rent the whole house on one joint tenancy, the shared areas are part of your home too, and the 24-hour rule applies to them as well.

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Sources: GOV.UK: private renting, your rights and responsibilitiesShelter: harassment by a private landlord

Yes. Write to the landlord or agent giving the person's name and saying they can speak for you about your tenancy. Because of data protection rules, the agent may refuse to discuss your details with anyone until you have done this. Once you have, there is no good reason for them to refuse to deal with your representative. Keep a copy of the authority you sent.

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Sources: Citizens Advice: getting help from an adviser

No. It's your home while you rent it. You can stay in during viewings, and you can ask that a member of staff comes with anyone looking round, rather than strangers being let in on their own. Marketing photos or videos of your home with your belongings in shot should only be taken with your agreement. You can ask for personal items to be kept out of shot, or for the photos to be taken after you've left. If the agent doesn't lock up properly after a viewing, report it in writing straight away. You may be able to claim if anything is lost or damaged as a result.

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Sources: Shelter: landlord access and your rights

Not necessarily. What matters is how you actually live there, not what the paperwork is called. If you have your own home or room that you can lock, the landlord doesn't live with you, and you pay rent, you are very likely a tenant with full protection, whatever the agreement says. Genuine licences are mainly lodgers living with their landlord, some hostels, and some university halls. Calling a tenancy a licence to avoid eviction law doesn't work. If you are told to leave on short notice because you "only have a licence", get advice first.

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Sources: Shelter: check your tenancy type

Yes. Under UK data protection law you can make a subject access request to a letting agent, or to a landlord running a business, asking for copies of the personal information they hold about you. That includes notes, emails, inspection reports, your rent ledger and references. It's normally free, and they must reply within one month. It's useful when you are disputing arrears, a deposit or a complaint. If they don't respond, or they share your financial details or references with other people such as your housemates without good reason, you can complain to the Information Commissioner's Office.

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Sources: ICO: your right of access

Often you can, because you have the right to control who comes into your home. But check your tenancy agreement first, as many say you need the landlord's permission. The safest way is to ask in writing, offer the landlord a copy of the new key for emergencies, keep the original lock barrel, and put the original lock back when you leave. If you have a real safety reason, such as keys handed to strangers, a break-in or harassment, say so in your request. Councils and the police take landlord entry without permission seriously.

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Sources: Shelter: harassment by a private landlord

It's worth checking on move-in day. Ask the landlord or agent to confirm in writing that all codes, digital keys and app access for any smart lock, keypad, alarm or doorbell camera have been reset, and that old tenants' profiles have been removed. Smart thermostats and heating hubs can stay linked to the landlord's or the last tenant's account. They should be unlinked so you control your own heating, and so nobody else can watch when you're home. A camera or device that records inside your home without your agreement is a privacy problem, and you can ask for it to be disabled.

On this site: Moving in audit

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Sources: ICO: domestic CCTV and smart doorbells

Generally not. It's your home and you can have visitors, including a partner who stays some nights. A landlord can reasonably object if someone has effectively moved in. That matters for council tax, and in an HMO for the licence limits on how many people can live there. They can also object if a visitor is causing damage or nuisance. Short of that, telling you your boyfriend or girlfriend comes over too often is not something the landlord can enforce. Keep things factual in writing. If someone is moving in for good, ask the landlord's permission to add them.

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Sources: Shelter: your rights as a private tenant

Since 1 May 2026 you have the right to ask for a pet in England, and the landlord must not unreasonably refuse. Make the request in writing with details of the animal. The landlord must reply in writing within 28 days and give a reason if they say no. Good reasons include a flat that is clearly unsuitable, or a superior lease that bans animals. If you think a refusal is unreasonable, you can challenge it, including through the new private rented sector landlord ombudsman once that is running.

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Sources: GOV.UK: Guide to the Renters' Rights Act

Theft is a police matter, so report it and get a crime reference number. A lock on your bedroom door needs the landlord's permission, but it's a reasonable request. Keep receipts and photos of valuables. Whether the landlord can remove your housemate depends on the type of tenancy. If you are all on one joint tenancy, the landlord can't evict just one of you, and you can't evict each other. If each of you has your own room contract, the landlord can take action against that person. Tell the landlord in writing what is happening.

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Sources: Shelter: problems with people you live with

It depends on who rents from whom. If you are both joint tenants on the same agreement, neither of you can make the other leave. Be aware that if one joint tenant gives notice to the landlord, it ends the tenancy for everyone. If they are your lodger or subtenant, you are effectively their landlord and must follow the right steps: usually reasonable notice for a lodger, and a court order for a subtenant. Changing the locks or removing someone's things without following the process can be an illegal eviction. Get advice from Shelter or Citizens Advice first.

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Sources: Shelter: joint tenanciesShelter: lodgers

The landlord has to agree to any change of tenant. They can't be forced to accept someone, but they shouldn't refuse a suitable replacement for no reason. A change you asked for can cost at most £50, or the landlord's reasonable costs if they can show those are higher. Make sure the change is done properly in writing, with a new agreement or a signed deed that releases you. Otherwise you may still be liable for rent and damage. Don't give notice on your own: on a joint tenancy, one tenant's notice ends the tenancy for everyone.

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Sources: GOV.UK: Tenant Fees Act guidanceShelter: joint tenancies

If you each have your own tenancy for a room, the landlord or agent can take action against that tenant, including warnings and, in serious cases, eviction for antisocial behaviour. Report it in writing with a log of dates, times and what happened. If you share one joint tenancy, the landlord can't easily act against just one person. Whatever the setup, harassment and threats can be reported to the police, and the council's noise or antisocial behaviour team can investigate persistent noise. If you feel unsafe, ask the council's housing team for help.

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Sources: Shelter: houses in multiple occupation

It depends on your contract. If each of you has your own tenancy for your own room, you are only responsible for your room, plus a fair share of anything in the shared areas that can't be pinned on one person. Damage inside someone else's room is theirs to pay for. If you all signed one joint tenancy for the whole house, you are "jointly and severally liable": the landlord can claim the full cost of damage or unpaid rent from any one of you, and it's then up to you to recover it from the person responsible. Check which contract you have before you agree to any deductions from a shared deposit.

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Sources: Shelter: joint tenancies

Almost certainly not. Section 21 "no-fault" notices were abolished in England on 1 May 2026. A section 21 served before that date could only be used if the landlord started court proceedings by 31 July 2026, or within six months of serving it if that was sooner, and that window has now closed. If you are only now being told to leave under an old section 21, it can no longer be used to evict you. A landlord now needs a legal reason on a section 8 notice, and still needs a court order.

On this site: Section 8 notice checker

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Sources: NRLA: notices served before 1 May 2026Shelter: Renters' Rights Act changes for private tenants

No. A section 8 notice is the landlord saying they intend to apply to court. It isn't an order to leave. Only a court can order you out, and only a bailiff can remove you. The notice must use the official form, give legal grounds, and allow the right amount of notice for each ground. That is at least four months for selling or moving in, which can't be used in the first 12 months of the tenancy, and four weeks for serious rent arrears. Some grounds are mandatory, meaning the court must agree if they are proved. Others are discretionary, meaning the court decides whether it's reasonable. Check the notice carefully and get advice quickly, because there may be a defence.

On this site: Section 8 notice checker

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Sources: Shelter: section 8 evictionGOV.UK: Guide to the Renters' Rights Act

Not just because it's being sold. Your landlord can sell with you living there, and the buyer takes over as your landlord on the same terms. If the landlord wants you out to sell with vacant possession, they must serve a section 8 notice on the "selling" ground. That means at least four months' notice, not ending within the first 12 months of your tenancy, and still a court order if you don't leave. If they use this ground and then don't sell, they can't re-let the property for 12 months.

On this site: Section 8 notice checker

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Sources: Shelter: Renters' Rights Act changes for private tenants

In England, since 1 May 2026, tenancies roll on with no fixed end date, and you can leave by giving two months' written notice, ending in line with your rent period. Your landlord can agree to a shorter period in writing. Fixed terms that would once have locked you in for a year now no longer apply to private assured tenancies. On a joint tenancy, a notice from any one tenant ends the tenancy for everyone, so talk to your housemates first.

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Sources: Shelter: Renters' Rights Act changes for private tenantsShelter: example notice to quit

That's almost certainly an illegal eviction, which is a criminal offence. Call the police if you are locked out or threatened. Then contact your council's housing team or tenancy relations officer the same day, because councils can prosecute and can help get you back in. A solicitor can get an emergency injunction ordering the landlord to let you back in, and legal aid is often available for this. Don't leave voluntarily unless you are in danger. Keep evidence: photos, messages, and the names of witnesses.

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Sources: Shelter: how to deal with illegal evictionShelter: illegal eviction and the police

When the tribunal sets an open market rent, it values the home as the landlord provided it. Improvements you paid for yourself, such as your own washing machine, fridge or flooring, are left out, so you aren't charged rent on your own money. When you leave, items you bought are yours to take, unless you agreed in writing to leave them. Keep the receipts.

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Sources: Citizens Advice: challenging a rent increase

Usually yes. If the agent manages the tenancy for the landlord, or is the address the tenancy agreement gives for notices, giving notice to the agent normally counts as giving it to the landlord. The agent failing to pass it on is the agent's problem, not yours. To be safe, give notice in writing, keep proof of when it was sent, and copy it to the landlord's own address if you have one. If you are then charged rent after your notice ended, complain to the agent and to its redress scheme.

On this site: TPO complaint workspace · PRS complaint workspace

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Sources: Shelter: ending a tenancy

Since 1 May 2026 most private tenants in England can simply give two months' notice, so there is no fixed term to break and no early exit fee. If you agree with the landlord to leave sooner than your notice allows, the Tenant Fees Act only lets them charge the actual loss or reasonable costs this causes them, such as rent until a new tenant moves in, or reasonable re-letting costs. They can't charge a penalty. And if you are leaving because the landlord seriously broke the agreement, for example by leaving the home unsafe, get advice before paying anything.

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Sources: GOV.UK: Tenant Fees Act guidanceShelter: Renters' Rights Act changes for private tenants

Not simply for that. Since section 21 "no-fault" notices ended on 1 May 2026, a landlord in England can only seek possession on a legal ground, such as selling, moving in or serious rent arrears, and has to prove it in court. Complaining or contacting environmental health isn't a ground. If a landlord claims they are selling or moving in soon after you complain, keep a record of the timing. If they don't sell or move in, they can't re-let for 12 months, and misusing those grounds can lead to fines. Harassment or threats in response to a complaint should be reported to the council's tenancy relations officer.

On this site: Section 8 notice checker

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Sources: Shelter: Renters' Rights Act changes for private tenants

If you rent a room or house from a private landlord in England on an assured tenancy, the new rules apply to you too. You can give two months' notice to leave. On a joint tenancy, though, your notice ends the tenancy for all your housemates, so it needs to be agreed between you. Purpose-built student blocks that follow a government-approved code, and most university halls, are excluded. Their contracts usually still run for the full year, though many let you leave if you find a replacement. Landlords of student houses have a new ground to get the property back for the next academic year, with four months' notice.

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Sources: Shelter: Renters' Rights Act changes for private tenantsGOV.UK: Guide to the Renters' Rights Act

Legally, no. You aren't tied to a house until you sign, and nor are they. What you can do is protect yourself: don't pay a holding deposit or sign anything until everyone in the group has agreed in writing. Don't rush. Student landlords push for early signing, but there's usually plenty of housing later in the year. Your students' union advice centre and the university accommodation office can help you find a room, often in a house looking to replace someone.

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Sources: Shelter: renting as a student

Exactly the same rules apply to student houses as to any other private tenancy. The deposit must have been protected within 30 days, it must be returned within 10 days once the amount is agreed, and deductions need evidence. If it's a joint tenancy there is usually one deposit for the whole house, so agree between you how to respond. Use the scheme's free dispute service if needed. If it was never protected, you can claim compensation of up to three times the deposit. Your students' union advice centre can help you write to the landlord.

On this site: Template letters

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Sources: GOV.UK: tenancy deposit protection

A house shared by five or more people from two or more households is a large HMO and must be licensed by the council. Many councils also license smaller shared houses, or all rented homes in some areas. Ask the council or check its public register. If a house that needs a licence doesn't have one, the landlord is committing an offence, and you can apply to the First-tier Tribunal for a rent repayment order to get back rent you paid while it was unlicensed.

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Sources: GOV.UK: HMO licensingShelter: rent repayment orders

If the house has an HMO licence, the licence sets the maximum number of people and households, and often the room sizes and the number of kitchens and bathrooms needed. You can ask the council for a copy, or look it up on its public register. For a licensed HMO, a bedroom for one adult must be at least 6.51 square metres, and one for two adults at least 10.22 square metres. The manager's name, address and phone number must be displayed somewhere in the house where everyone can see it. If there are more people living there than the licence allows, or rooms are too small, report it to the council's private housing team.

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Sources: GOV.UK: HMO licensingShelter: houses in multiple occupation

If everyone in the home is a full-time student, the home is exempt from council tax. Send the council your student certificates from the university. If some people aren't students, the bill may be reduced instead. In a house where rooms are let to separate people on separate contracts (an HMO), the landlord, not the tenants, is normally responsible for paying the council tax. If you all rent the whole house on one joint tenancy, the tenants are usually responsible together. If you get a bill or summons you think is wrong, contact the council straight away and explain your situation.

On this site: Council tax here

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Sources: GOV.UK: council tax discounts for full-time studentsGOV.UK: who has to pay council tax

Possibly, so read the guarantee before you sign. On a joint tenancy every tenant is liable for the whole rent. Many guarantee forms make the guarantor liable for everything owed under the tenancy, not just their own student's share. That means a parent could be asked to pay if a housemate drops out or stops paying. You can ask for the guarantee to be limited to your student's share of the rent, written as a fixed amount, before you sign. If the landlord refuses, think about whether to go ahead. If you've already signed, check the exact wording. Shelter or the students' union advice centre can tell you how far it reaches.

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Sources: Shelter: guarantorsShelter: joint tenancies

Use the landlord's own complaints process first. Under the Housing Ombudsman's Complaint Handling Code it has two stages: the landlord should reply within 10 working days at stage 1, and within 20 working days at stage 2. Put your complaint in writing, say what you want done, and keep copies. If you are still unhappy at the end of stage 2, or the landlord won't respond, you can take it to the Housing Ombudsman for free. It can order repairs, apologies and compensation. In 2025-26 it upheld 62% of the complaints it decided and ordered £4.8 million in compensation. The Housing Ombudsman covers council and housing association tenants, not private renters.

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Sources: Housing Ombudsman: Annual Complaints Review 2025-26Housing Ombudsman: Complaint Handling Code

Awaab's Law sets legal deadlines for social landlords (councils and housing associations) in England to deal with dangerous hazards. Since 27 October 2025 they must deal with emergency hazards within 24 hours. For significant damp and mould they must investigate within 10 working days, send you a written summary of what they found, and start work within set timescales. It is being extended to more types of hazard in stages. It does not yet cover private renters: the law allows it to be extended to private renting, but no start date had been set as of October 2026. Report any hazard in writing and keep a copy, because the deadlines run from when the landlord is told.

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Sources: GOV.UK: Awaab's Law guidance for social landlordsHousing Ombudsman: reports and data

Often, yes. In its 2025-26 review, the Housing Ombudsman found that repairs made up 80% of the cases it looked at. Damp, condensation and mould made up about a third of repairs complaints, and it upheld more than three quarters of those. Leaks were upheld at a similar rate. Average compensation in upheld cases was £703, and landlords complied with 99% of orders on time. Keep photos, dates and copies of every report you made, because evidence of the landlord being told and not acting is what wins these complaints.

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Sources: Housing Ombudsman: Annual Complaints Review 2025-26

The Housing Ombudsman publishes a performance report for every landlord with five or more decided cases, showing how often it was found at fault and in which areas. It also publishes reports of severe maladministration, special investigations into individual landlords, and "wider orders" requiring a landlord to fix problems affecting many residents. Look your landlord up on the Ombudsman's landlord performance page. A poor record is useful context to quote in your own complaint.

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Sources: Housing Ombudsman: landlord performanceHousing Ombudsman: reports and data