Landlord and Tenant Rights in the UK
Whether you are a tenant asserting your rights or a landlord managing a tenancy, this guide covers the key legislation and what to include in formal correspondence.
Key UK landlord and tenant legislation
- —Housing Act 1988 — governs assured and assured shorthold tenancies
- —Landlord and Tenant Act 1985 (s.11) — landlord’s duty to repair structure and services
- —Deregulation Act 2015 — restrictions on retaliatory eviction
- —Tenant Fees Act 2019 — bans most lettings fees to tenants
- —Renters Reform Act — significant ongoing reforms to tenancy law
- —Tenancy Deposit Schemes — deposits must be protected within 30 days
Section 21 notices
A Section 21 notice is a no-fault eviction notice. To be valid, it must: be on Form 6A, give at least 2 months notice, not be served in the first 4 months of the tenancy, and comply with various prescribed conditions including deposit protection, provision of EPC and gas safety certificate, and the government How to Rent guide. An invalid Section 21 cannot be used to evict a tenant.
Repair requests
Under s.11 of the Landlord and Tenant Act 1985, landlords must keep the structure, exterior, and essential services (heating, hot water, gas, electricity, sanitation) in repair. Write formally to report repairs, keep a copy, and note the date. If repairs are not carried out within a reasonable time, you can complain to the council’s environmental health team or apply to court.
Always put communications in writing and keep copies. A paper trail is essential if a dispute escalates to court or tribunal.
Deposit disputes
Your deposit must be protected in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of payment. At the end of the tenancy, the landlord must return your deposit within 10 days of agreeing deductions, or raise a formal dispute through the scheme. If your deposit was not protected, you can claim 1-3 times the deposit amount in court.
Rent increase objections
For assured shorthold tenancies, landlords can only increase rent annually using a Section 13 notice (for periodic tenancies) or at lease renewal. Tenants can challenge rent increases they believe are above market rate by applying to the First-tier Tribunal (Property Chamber). You must apply before the new rent takes effect.
Retaliatory eviction
Under the Deregulation Act 2015, if a tenant complains about disrepair and the landlord serves a Section 21 notice within 6 months, the notice is invalid. This protection applies where the complaint was made to the landlord or the local authority.