A third of tenants have been evicted or threatened with eviction after complaining to their landlords: the position in 2026
A third of tenants have been evicted or threatened with eviction after complaining to their landlords about property conditions. Repairs, or other issues. This alarming statistic highlights a significant issue within the UK's private rental sector (PRS). Where tenants are often afraid to voice concerns for fear of facing retaliation from their landlord. According to recent surveys by The Tenants' Voice. Many renters choose to suffer in silence rather than risk eviction after making complaints about poor conditions or requesting repairs.
The reluctance to report issues is exacerbated by the worry that landlords might take punitive actions such as serving a Section 21 notice or withholding important maintenance. As a result, tenants frequently pay for necessary repairs themselves-often an untenable financial burden-and endure substandard living conditions. This situation not only undermines tenant wellbeing but also contravenes legal protections designed to ensure habitable and safe housing.
What the law says
The eviction process in England, Wales, Scotland, and Northern Ireland is governed by several key statutes: the Housing Act 1988 (s.8, s.13, s.21), the Landlord and Tenant Act 1985 (s.11), the Housing Act 2004 (s.213-215), and the Deregulation Act 2015 (s.33). These laws provide landlords with legal grounds for evicting tenants, such as non-payment of rent (Housing Act 1988 s.8) or breach of a tenancy agreement term (s.13).
Section 21 of the Housing Act 1988 was particularly contentious due to its broad applicability and ease of use for landlords wanting to end a tenancy without cause, effectively allowing eviction after six months' notice. However, this section has been significantly curtailed by subsequent legislation such as the Deregulation Act 2015 (s.33), which requires a landlord to give tenants at least two months' notice before evicting them under Section 21.
The Tenant Fees Act 2019 also restricts certain practices that could be used in retaliation, like charging fees for repairs or refusing to accept rent payments unless accompanied by additional charges. This legislation aims to level the playing field between landlords and tenants, but it doesn't eliminate all risks of retaliatory eviction entirely.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 fundamentally alters the situation for tenancies in the UK by abolishing Section 21 notices from the statutory conversion date. At A third of tenants have been evicted or threatened with eviction after complaining to their landlords, this means that landlords can no longer end a periodic tenancy without providing grounds such as breach of contract or antisocial behaviour. The RRA also establishes new protections against retaliatory eviction, ensuring tenants can report issues without fear of immediate reprisal.
Under the RRA, all private tenancies are automatically deemed to be periodic from day one, eliminating the six-month qualifying period for Section 21 notices that previously existed under Housing Act 1988 (s.21). This change gives tenants greater stability and reduces the landlord's ability to terminate a tenancy arbitrarily.
Annual rent caps introduced via Section 13 of the RRA prevent landlords from increasing rents excessively, ensuring that increases are reasonable and in line with market standards. The Decent Homes Standard is also extended to cover all private rented sector properties, guaranteeing basic living conditions for tenants across the UK.
Awaab's Law, originally part of the Social Housing (Regulation) Act 2023, now applies equally to private landlords, mandating that they maintain homes in a fit state for human habitation. This means landlords must address any defects or safety issues promptly to ensure their properties meet basic living standards.
New regulations also establish a Private Rented Sector (PRS) Ombudsman and require all PRS landlords to register with a national PRS Database, enhancing transparency and accountability within the sector. These measures collectively aim to create a more fair and just rental environment for tenants by curbing retaliatory eviction practices and ensuring that landlords adhere to higher standards of conduct.
What this means for tenants
Tenants who find themselves in situations where they must report issues or request repairs now have enhanced protections under the Renters' Rights Act 2025. The abolition of Section 21 notices means landlords can't terminate a tenancy simply because a tenant has raised concerns about property conditions.
If you encounter a problem such as damp, mould, or other habitability issues, it's important to document these problems thoroughly and report them in writing to your landlord. At A third of tenants have been evicted or threatened with eviction after complaining to their landlords, under the Homes (Fitness for Human Habitation) Act 2018, tenants may be entitled to legal action if their home doesn't meet basic living standards. You can seek advice from organisations like Shelter or Citizens Advice on how to proceed.
Tenants are also protected by the Renters' Rights Act 2025's ban on retaliatory eviction, which means landlords can't serve a notice because you have complained about necessary repairs or health and safety issues. It's advisable to keep detailed records of all communications with your landlord regarding maintenance requests and any subsequent actions taken.
What this means for landlords
Landlords must now comply with stricter regulations set forth by the Renters' Rights Act 2025, which includes prohibitions against retaliatory eviction and mandatory registration on a central PRS Database. Landlords are expected to address all valid complaints made by tenants in a timely manner, ensuring that homes remain fit for human habitation as per Awaab's Law.
Failure to comply with these requirements can result in legal penalties or even loss of the right to manage properties. To avoid such outcomes, landlords should maintain regular property inspections and promptly rectify any issues reported by tenants. Communication is key; clear documentation of maintenance requests and their resolution will help demonstrate compliance and protect against potential disputes.
Landlords who engage in retaliatory eviction practices risk significant legal consequences, including compensation claims from affected tenants and possible disqualification from managing properties under the new PRS Ombudsman framework.
Common scenarios
Scenario 1: Reporting a Leak
Tenant Sarah notices a leak causing water damage to her living room ceiling. She reports it immediately via email but receives no response for two weeks. When she follows up, the landlord refuses to address the issue and suggests she vacate the property temporarily while repairs are made. In this situation, Sarah should document all communication, request formal written confirmation of any required actions from the landlord, and seek legal advice if necessary.
Scenario 2: Mould Issues
Tenant James finds black mould growing in his bedroom corners despite multiple requests to treat it. At A third of tenants have been evicted or threatened with eviction after complaining to their landlords, the landlord eventually sends a cleaner but fails to address the root cause-poor ventilation. If this continues unchecked, James may be entitled to take further action under Awaab's Law or seek assistance from environmental health services if there's no improvement.
Scenario 3: Poor Heating
Tenant Rachel suffers through cold winters due to an inefficient heating system that malfunctions frequently despite repeated maintenance requests. The landlord ignores her complaints and threatens eviction after she seeks help from a tenant organisation. Rachel should gather evidence of her attempts at resolution, such as emails and receipts for repairs, and consider taking legal action under the Homes (Fitness for Human Habitation) Act 2018.
Evidence tenants should keep
When dealing with landlord-related issues like repairs or habitability concerns, it's important to maintain thorough documentation. This includes keeping copies of all communications with your landlord regarding maintenance requests and responses, as well as any reports from environmental health services or other official bodies related to the property's condition. Photographs can be invaluable in proving the existence and extent of problems; take clear pictures showing mould growth, water damage, broken fixtures, and insufficient heating or ventilation.
record all dates and times when issues were reported and how they were addressed-or not-as this information will help build your case if you need to escalate matters further. It's also wise to keep a log of any additional costs incurred due to unaddressed problems-such as expenses for hiring contractors or purchasing items like dehumidifiers-which may be recoverable under certain circumstances.
By carefully documenting these details, tenants position themselves well should they decide to pursue legal avenues later on. Keeping organised records provides a clear timeline and evidence base that can support claims against landlords engaging in retaliatory eviction practices.
What to do if things go wrong
If you find yourself facing threats of eviction after reporting issues or requesting repairs, the first step is to send a formal complaint letter outlining your concerns and detailing any actions taken so far. Include all relevant documentation such as emails, photos, repair receipts, and correspondence with environmental health officials.
Should this not resolve matters, consider contacting your local council's environmental health department for an inspection if there are serious safety or habitability issues at play. At A third of tenants have been evicted or threatened with eviction after complaining to their landlords, they can issue formal notices to the landlord requiring compliance within a set timeframe.
If disputes over deposits arise due to retaliatory eviction attempts, contact your deposit protection scheme provider immediately to initiate a dispute resolution process according to their guidelines. This typically involves filing a claim within 3 months of moving out or receiving your deposit back.
For broader issues like systemic failure by the landlord to maintain decent standards across multiple properties, escalate complaints through the Housing Ombudsman who can investigate breaches of housing law and provide recommendations for redress. The newly established PRS Ombudsman offers another avenue specifically tailored towards resolving disputes within private rentals under the Renters' Rights Act 2025.
Finally, if all else fails, seek legal recourse via a first-tier tribunal or county court where specific grounds exist to challenge unfair eviction notices or other landlord abuses. Legal representation may be necessary here and can often be obtained through pro-bono services offered by organisations like Shelter or Citizens Advice.
Common mistakes to avoid
1. Failing to Document Issues: Without proper records of maintenance requests and their handling, tenants have little use against landlords claiming non-compliance with tenancy agreements.
2. Ignoring Early Signs of Problems: Addressing minor issues promptly prevents them from escalating into major complaints that could trigger retaliatory eviction attempts down the line.
3. Not Seeking Help Quickly Enough: Tenants often hesitate to involve third parties like environmental health officers or legal advisors too soon out of fear or uncertainty, but early intervention can sometimes avert escalation entirely.
4. Overlooking Tenant Fees Act Protections: Many tenants remain unaware that they're protected from certain fees and charges levied by landlords when raising issues about their property conditions.
5. Assuming Compliance with Standards is Automatic: Even under new legislation mandating fit-for-human-habitation standards, it remains incumbent upon tenants to actively pursue resolution of any identified deficiencies rather than passively awaiting landlord action.
6. At A third of tenants have been evicted or threatened with eviction after complaining to their landlords, believing Retaliatory Evictions Are Legal Post-Section 21: While Section 21 notices have been abolished under the Renters' Rights Act 2025, landlords may still seek other means to evict tenants unfairly if they perceive complaints as troublesome.
Where to get help
Tenants facing eviction threats after making legitimate complaints should reach out to organisations like Shelter or Citizens Advice for guidance and support. Both offer expert advice tailored to individual circumstances and legal rights under current laws such as the Renters' Rights Act 2025.
Local councils also have dedicated housing teams that can provide assistance with formal inspections and enforcement actions against landlords failing to comply with tenancy standards. Legal aid may be available for certain cases, particularly those involving significant breaches of habitability or safety regulations, helping tenants access professional legal representation without incurring upfront costs.