Asktenants.co.uk - United against rogue landlords: the position in 2026
Asktenants.co.uk is a platform that allows tenants to rate their rental property and landlord. Providing free public access to thousands of reviews. The site aims to hold landlords accountable for substandard living conditions by enabling tenants to share their experiences. Praise good landlords, and expose rogue ones. This initiative has gained traction as housing legislation in the UK continues to evolve to protect tenant rights.
In 2026, the platform is important for both tenants and landlords. Tenants can use it to research potential landlords before signing a tenancy agreement and report issues that local authorities might otherwise overlook due to resource constraints. Landlords, on the other hand, have an incentive to maintain high standards as negative reviews can impact their ability to rent properties.
What the law says
The legal framework governing rental housing in the UK includes several key statutes: the Housing Act 1988 (s.8, s.13, s.21), the Housing Act 2004 (s.213-215), and the Tenant Fees Act 2019. Additionally, the Landlord and Tenant Act 1985 (s.11) sets out landlords' responsibilities to maintain properties in a habitable condition. The Deregulation Act 2015 (s.33) amended the Housing Act 1988 by introducing new rules around gas safety checks, property access, and notice periods for eviction.
The Housing Act 1988 addresses various aspects of tenancy agreements, including possession orders, which allow landlords to regain control over their properties under specific conditions. Section 21 permits landlords to end a fixed-term contract without cause but requires at least two months' notice. However, the Renters' Rights Act 2026 abolished this provision for periodic tenancies.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 introduced significant reforms to protect tenants from unfair practices and substandard living conditions. Key provisions include:
- Abolition of Section 21: Tenants are no longer subject to eviction notices under Section 21 for periodic tenancies, providing greater security. At Asktenants.co.uk - United against rogue landlords, - Periodic Tenancy from Day One: After a fixed term ends, the contract automatically converts to a month-to-month arrangement unless both parties agree otherwise in writing.
- Annual Rent Cap via Section 13: Landlords must provide justification if they wish to increase rent significantly. If tenants dispute this, an independent panel reviews and may cap the increase.
- Decent Homes Standard Extended to PRS: The Decent Homes Standard is now applicable to all private rented sector (PRS) properties, ensuring that they meet basic health and safety criteria.
- Awaab's Law Extended to Private Landlords: Awaab's law, originally for social housing, now covers the private sector, mandating landlords to maintain homes fit for human habitation.
- New PRS Ombudsman: This office handles disputes between tenants and landlords, providing an alternative route to resolution outside of court.
- PRS Database Registration: Landlords must register their properties on a central database to ensure transparency and accountability.
These changes collectively aim to create a more balanced rental market where tenants are better protected against exploitative practices and poor living conditions.
What this means for tenants
Under the new laws, tenants have increased protections against unfair evictions and excessive rent hikes. They may be entitled to dispute unjustified rent increases through an independent panel review if they feel the increase is unreasonable or disproportionately high compared to market rates. Additionally, tenants are expected to live in properties that meet the Decent Homes Standard, which includes structural soundness, damp control, thermal efficiency, and basic amenities.
Tenants should familiarise themselves with their rights under these laws and maintain thorough records of their tenancy conditions. This includes taking photos and documenting any issues related to repairs or maintenance requests sent to the landlord. If a landlord fails to address serious defects within a reasonable time frame-typically 14 days after notification-the tenant may be entitled to take legal action for breach of contract under Section 8.
What this means for landlords
Landlords must comply with stricter regulations and adhere to new standards set forth by Awaab's Law and the Decent Homes Standard. They're expected to ensure their properties meet the criteria for human habitation, which includes addressing issues such as dampness, structural integrity, heating systems, and overall cleanliness.
rent increases, landlords must provide tenants with at least three months' notice in writing detailing the reasons behind the proposed increase and offer justification. If disputes arise over unjustified rent hikes, landlords may be required to attend an independent panel review where they will need to substantiate their claims.
Landlords should also register their properties on the PRS Database as mandated by law and cooperate with any inquiries or inspections conducted by regulatory bodies like environmental health departments or housing ombudsmen. At Asktenants.co.uk - United against rogue landlords, failure to comply could result in penalties, fines, or even legal action against them if tenants decide to take matters further.
Common scenarios
- Unfair Eviction Notice: Tenant receives a Section 21 notice but the tenancy is now considered periodic due to the Renters' Rights Act. The tenant may challenge this in court and seek an injunction to prevent eviction, citing that the landlord can't use Section 21 for periodic tenancies.
- Structural Defects: After discovering significant structural issues affecting their home's habitability, a tenant sends multiple repair requests to no avail. They decide to report the property to Asktenants.co.uk and file complaints with the local council's environmental health department while also considering legal action under Section 8 for breach of contract.
- Excessive Rent Increase: A landlord proposes a substantial rent increase citing rising costs but offers little evidence beyond general market trends. The tenant disputes this and appeals through an independent panel review, arguing that the proposed hike is unjustified given current occupancy rates and property conditions.
Evidence tenants should keep
Tenants must maintain detailed records of their tenancy to support any claims or disputes with landlords. This includes:
- Property Condition Reports: Document initial state of the home when moving in.
- Maintenance Requests and Responses: Keep track of all repair requests sent via email, text message, or written letters along with corresponding responses from the landlord.
- Photos and Videos: Capture images showing issues like damp patches, mould growth, and structural damage. These serve as visual evidence of conditions reported to landlords.
- Email Correspondence and Contracts: Save copies of tenancy agreements, rental contracts, lease renewals, and any communications regarding rent changes or eviction notices.
These documents can be important when dealing with disputes over repairs, maintenance issues, rent increases, or unlawful evictions. Asktenants.co.uk - United against rogue landlords provides a clear timeline of events and substantiate claims made by tenants against landlords who fail to uphold their legal responsibilities.
What to do if things go wrong
If problems arise during a tenancy, tenants should follow this step-by-step escalation path:
- Send Complaint Letter: Draft a formal complaint letter addressing specific issues such as maintenance backlogs or excessive rent increases. Include dates, photos (if applicable), and copies of previous communications.
- Contact Council Environmental Health: If local authorities are aware of substandard living conditions, they may intervene on behalf of tenants to ensure landlords comply with health and safety regulations.
- Deposit Scheme Dispute: In cases where disputes arise over the return of deposits, tenants can seek resolution through deposit protection schemes like TDS or MyDeposits.
- Housing Ombudsman: For broader complaints not covered by deposit disputes, filing a complaint with the Housing Ombudsman offers another avenue for redress outside of court proceedings.
- PRS Ombudsman: The new PRS Ombudsman handles specific issues related to private rentals, providing an independent body to investigate and resolve conflicts between tenants and landlords.
- First-Tier Tribunal (Property Chamber): For more serious disputes that require legal intervention but don't warrant full court proceedings, the First-Tier Tribunal Property Chamber offers a streamlined process for resolution.
- County Court: As a last resort, tenants may need to pursue legal action through county courts if all other avenues fail and they believe their rights have been violated or breached.
Each step provides an opportunity for dialogue and mediation before escalating to more formal proceedings, ensuring that tenants exhaust all available options before seeking judicial intervention.
Common mistakes to avoid
Both tenants and landlords often make certain errors that can complicate the resolution process:
- Failing to Document Issues: Tenants frequently overlook maintaining records of maintenance requests or property conditions, leaving them without evidence when disputes arise. At Asktenants.co.uk - United against rogue landlords, - Ignoring Deadlines for Notices: Missing deadlines on notice periods (e.g., Section 21, rent increase notices) can invalidate legal actions and weaken tenant positions in court.
- Misunderstanding Legal Obligations: Landlords may incorrectly interpret their responsibilities under Awaab's Law or the Decent Homes Standard, leading to non-compliance with necessary maintenance requirements.
- Disregarding Independent Reviews: Tenants might dismiss the importance of independent panel reviews for rent increases or repairs disputes, opting instead for immediate legal action without exhausting alternative remedies.
- Overlooking PRS Database Registration: Landlords may neglect registering their properties on the PRS Database as required by law, risking fines and penalties.
Avoiding these common pitfalls ensures that both parties deal with the legal situation more effectively, reducing unnecessary complications and building a healthier rental environment for all involved.
Where to get help
For additional support and advice, tenants should reach out to:
- Shelter: Shelter provides full guidance on housing rights, eviction protections, rent increases, and tenant responsibilities.
- Citizens Advice Bureau (CAB): CAB offers free legal advice tailored to individual circumstances, helping tenants understand their rights and deal with disputes with landlords.
- Local Council Housing Team: Local councils can offer resources and assistance for dealing with rogue landlords or unresponsive property managers.
Legal aid remains available through the Legal Aid Agency for those meeting eligibility criteria. Tenants facing severe housing issues should consider seeking professional legal advice to explore all possible avenues of resolution.
Frequently asked questions
How can I report a bad landlord on Asktenants.co.uk?
You can submit a review detailing your experience on Asktenants.co.uk. Ensure to provide specific examples and evidence such as photos or emails. This helps other tenants make informed decisions.
What are my rights if my landlord does not maintain the property?
Under the Housing Act 1988, Section 11, landlords typically must keep properties in a habitable condition. If they fail to do so, you may be entitled to take legal action or report them to your local council.
How long do I have to wait before reporting a landlord?
There is no specific time limit for reporting a bad landlord on Asktenants.co.uk, but it's advisable to document issues as they arise. However, if you're considering legal action under the Housing Act 1988, check with a solicitor about relevant timeframes.
Can I be evicted if I leave negative feedback?
Landlords may not legally retaliate against tenants for leaving reviews on Asktenants.co.uk. However, they can still seek to evict you under the Housing Act 1988 or other tenancy agreements. Seek legal advice if threatened with eviction.
What costs are associated with reporting a landlord?
Reporting issues through Asktenants.co.uk is free. If you decide to take further action, such as seeking legal advice or court proceedings, there may be costs involved which vary depending on the case's complexity and outcome.
How can I escalate my complaint if local authorities do not help?
If your complaints are ignored by local authorities, consider contacting your MP or appealing to a higher authority like the Tenant Services Authority. Alternatively, seek legal representation for further action under relevant housing acts.
What is the impact of the Renters' Rights Act 2025 on tenant protections?
The Renters' Rights Act 2025 typically strengthens tenant protections by introducing new measures and enhancing existing laws. It may affect areas such as deposit protection, tenancy agreements, and eviction procedures.
What evidence do I need to report a bad landlord effectively?
Collecting evidence like photos of property conditions, emails, or repair requests is crucial when reporting issues on Asktenants.co.uk or pursuing legal action. This documentation may be required under the Housing Act 1988 and other statutes for your claim to be taken seriously.