How to make complaints about student properties: the position in 2026
How to make complaints about student properties** is a complex process that involves understanding your rights under UK law and knowing how to escalate issues effectively when landlords fail to address them promptly. In 2026, this process has become more streamlined but also more complex due to the introduction of new legislation aimed at protecting tenants' interests further.
In recent years, student accommodation has faced numerous complaints related to poor maintenance, harassment, overcrowding, and safety concerns. The Renters' Rights Act 2025 (RRA 2025) significantly altered how these disputes are handled, providing clearer pathways for tenants to seek redress while imposing stricter compliance requirements on landlords.
What the law says
The legal framework governing student accommodation in the UK includes several key statutes such as the Housing Act 1988 (s.8, s.13, and s.21), the Housing Act 2004 (s.213-215), the Landlord and Tenant Act 1985 (s.11), and the Deregulation Act 2015 (s.33). Additionally, the Tenant Fees Act 2019 prohibits landlords from charging tenants certain fees.
Under the Housing Act 1988 (s.13), a landlord is expected to maintain their property in a good state of repair and keep it free from damp, decay, or structural defects that may affect the health and safety of the tenant. Section 21 allows landlords to serve notice on tenants for various reasons, including non-payment of rent or breach of tenancy agreement conditions. However, RRA 2025 has abolished Section 21 notices, thereby changing how landlords can end tenancies.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 (RRA 2025) introduced several provisions that directly affect student accommodation. It abolishes Section 21 of the Housing Act 1988, making it harder for landlords to terminate a tenancy without cause. The act also mandates that all periodic tenancies start from day one. Providing tenants with more stability and less uncertainty about their housing situation.
Another significant change is the introduction of an annual rent cap based on Section 13 of the Housing Act 2004. This limits how much landlords can increase rent each year without justification. RRA 2025 extends the Decent Homes Standard to include private rented sector (PRS) properties, ensuring that all rental homes meet minimum standards for heating and energy efficiency.
Awaab's Law, which originally applied to social housing, is now extended to cover private landlords as well. At How to make complaints about student properties, this law mandates that landlords must ensure their properties are fit for human habitation and comply with the Homes (Fitness for Human Habitation) Act 2018. Additionally, RRA 2025 establishes a new PRS Ombudsman who can investigate complaints against landlords and letting agents.
Landlords are now required to register with a PRS Database, which helps tenants verify their landlord's legitimacy and compliance history. This transparency measure is designed to protect tenants from unscrupulous operators in the rental market.
What this means for tenants
Tenants in student accommodation benefit significantly from RRA 2025 due to the enhanced protections it provides. For instance, the abolition of Section 21 notices means that landlords can't end a tenancy without cause or notice, unless there's serious breach such as non-payment of rent or damage to property. Tenants may be entitled to challenge eviction notices if they believe their landlord hasn't followed proper procedures.
The annual rent cap ensures that tenants are protected from excessive and unjustified rent increases. This provision gives students more financial stability during their studies by limiting the variability in monthly housing costs.
Tenants also have access to a new PRS Ombudsman who can help resolve disputes over issues like property condition, repairs, or other breaches of tenancy agreements. Tenants may be expected to provide evidence and follow a formal complaint process before seeking assistance from this ombudsman.
What this means for landlords
Landlords operating student accommodation must now comply with stricter regulations under RRA 2025. They're required to ensure their properties meet the Decent Homes Standard. Which includes criteria related to energy efficiency and structural integrity. Landlords who fail to maintain their properties adequately may face penalties or even lose their PRS Database registration.
The abolition of Section 21 notices means that landlords must have valid reasons for terminating tenancies, such as non-payment of rent or serious breach of the agreement by tenants. This change necessitates thorough documentation and adherence to strict notice periods to avoid legal complications.
Landlords also need to register with a PRS Database from the statutory conversion date, which allows transparency in their business practices and compliance history. At How to make complaints about student properties, non-compliance can result in regulatory action against them.
Common scenarios
Scenario 1: Damp and Mould
Student tenants often face issues related to damp and mould during winter months when heating systems are used extensively but may not be sufficient for large student groups. Tenants might experience respiratory problems due to poor air quality caused by inadequate ventilation or faulty heaters. In such cases, students should document the extent of dampness and mould growth through photographs and videos, noting specific dates and times when issues arise.
Scenario 2: Harassment
Tenants may encounter harassment from landlords or letting agents, which can manifest as frequent unannounced visits, threatening behaviour, or repeated disruptions to privacy. If a tenant feels harassed, they should first report the issue to their university's welfare office for initial guidance and support. From there, if necessary, tenants may escalate complaints through formal channels like local Environmental Health Departments.
Scenario 3: Overcrowding
Overcrowded conditions in student accommodation can pose serious health risks due to lack of space and poor air quality. When a property doesn't meet legal occupancy standards set by local authorities or national guidelines for HMOs (houses in multiple occupation), tenants have the right to report these issues through official complaint procedures.
Evidence tenants should keep
Tenants facing complaints about their student properties should gather thorough documentation of all relevant incidents and conditions. This includes:
- Photographs and videos showing property defects, such as damp patches or structural damage. - Correspondence with landlords or letting agents regarding maintenance requests and responses. - Emails and letters detailing any formal complaints made to local authorities or ombudsmen. - Dates and times when issues were reported along with follow-up actions taken by the landlord.
Keeping a detailed log of all communication can provide tenants with critical evidence should they need to escalate their complaint further through legal means. Additionally, storing receipts for repair costs paid out-of-pocket due to landlord negligence may be necessary in disputes over deposit deductions or compensation claims.
What to do if things go wrong
If initial attempts at resolving issues directly with the landlord prove ineffective, tenants have several options for escalation:
- Write a formal complaint letter: Clearly outline all grievances and provide any relevant documentation.
- Contact Environmental Health Department: Report hazards like structural damage or poor hygiene conditions.
- Deposit Scheme Dispute: If disputes arise over deductions from your deposit, contact the Tenancy Deposit Scheme (TDS) for mediation.
- Housing Ombudsman: For broader landlord compliance issues, seek assistance from the Housing Ombudsman.
- PRS Ombudsman: Address complaints related to private rental sector regulations and standards.
- First-tier Tribunal: Pursue legal action against landlords through this tribunal for unresolved disputes over deposits or tenancy agreements.
- County Court: For serious breaches of tenant rights, tenants may need to take their case to the County Court.
Each step requires careful documentation and adherence to specific notice periods as mandated by relevant statutes like RRA 2025 and Deregulation Act 2015 (s.33).
Common mistakes to avoid
Both tenants and landlords commonly fall into several pitfalls when dealing with student accommodation disputes:
- Lack of Documentation: Failing to maintain thorough records of maintenance issues, correspondence, and property conditions can weaken tenant complaints. At How to make complaints about student properties, - Ignoring Initial Complaints: Landlords who dismiss minor issues often find them escalating into larger problems that are harder to resolve amicably.
- Misunderstanding Tenancy Terms: Misinterpreting the terms of a tenancy agreement can lead to misunderstandings about rights and obligations.
- Overlooking Legal Advice: Seeking legal counsel early on in disputes is important for dealing with complex regulations effectively.
- Ignoring Environmental Health Recommendations: Failing to address official health department advisories can result in severe penalties or loss of PRS Database registration.
Where to get help
Tenants facing issues with their student properties have several resources at their disposal:
- Shelter (www.shelter.org.uk): Offers full advice and support for housing-related problems.
- Citizens Advice: Provides local guidance on tenant rights, complaint procedures, and legal assistance.
- Local Council Housing Teams: Handle complaints regarding property conditions, safety standards, and landlord compliance issues.
- Housing Solicitors: Specialised lawyers can offer expert legal advice tailored to specific cases.
Legal aid may be available for certain types of housing disputes through the Legal Aid Agency. Tenants are encouraged to check eligibility criteria on their website or at local advice centres before pursuing this route.