Renter rights in England: what your landlord must do (and what you can do if they don't)

Under the Housing Act 2004, your landlord must place your deposit in one of three government-approved schemes (DPS, MyDeposits, or TDS) within 30 days of receiving it. They must also give you prescribed information about which scheme holds it, how to get it back, and what happens if there is a dispute.

If they fail to do either, three things happen: they cannot serve a valid Section 21 eviction notice, you can apply to the county court to claim 1 to 3 times the deposit amount as compensation, and the deposit must still be returned at the end of the tenancy.

To check: ask your landlord which scheme protects your deposit, then verify directly with that scheme using your name and tenancy details. All three schemes have online checking tools. If your deposit is not protected, write to your landlord giving them 14 days to protect it and provide the prescribed information. If they do not, seek advice from Shelter or Citizens Advice about a court claim.

Section 11 of the Landlord and Tenant Act 1985 requires your landlord to keep in repair: the structure and exterior (roof, walls, windows, drains, gutters), installations for water, gas, electricity and sanitation (pipes, wiring, boiler, radiators, sinks, baths, toilets), and installations for space heating and hot water.

You are responsible for minor things like replacing light bulbs, keeping the property reasonably clean, and not damaging the property. Fair wear and tear is the landlord's problem, not yours.

To enforce this: report the issue in writing (email is fine) with photographs, and give a reasonable deadline (14 days for non-urgent, 24 hours for emergencies like no heating in winter or a water leak). If they do not act, contact your local council's environmental health team. The council can inspect, serve an improvement notice, and prosecute if the landlord does not comply. You should never withhold rent without legal advice, but you do have the right to a home that is safe and habitable.

Your tenancy gives you the right to live in the property without interference from your landlord. They cannot: enter without your permission (except in a genuine emergency like a gas leak), enter without giving at least 24 hours written notice, remove your belongings, change the locks while you are living there, cut off utilities, or harass you into leaving.

Harassment and illegal eviction are criminal offences under the Protection from Eviction Act 1977. If your landlord is entering without notice, trying to force you out, or making your life difficult to pressure you into leaving, put your objection in writing, keep a diary of incidents with dates and times, and contact Shelter's helpline or your local council's tenancy relations officer.

There are only two legal ways for a landlord to end a tenancy in England: Section 21 (no-fault, giving 2 months notice) and Section 8 (fault-based, where the landlord must prove a ground such as rent arrears or anti-social behaviour).

A Section 21 notice is only valid if: your deposit was protected and prescribed information given within 30 days, you received a valid EPC and gas safety certificate before moving in, the property is licensed if required by the local authority, the landlord has not been served with an improvement notice in the last 6 months, and the correct form (Form 6A) is used. If any of these conditions are not met, the notice is invalid and you do not have to leave.

The Renters' Rights Act, expected to come fully into force in 2025/26, will abolish Section 21 entirely. All evictions will move to Section 8, with expanded grounds including the landlord wanting to sell or move in. The Act also introduces a new private rented sector database and an ombudsman.

Your property must be free from serious hazards under the Housing Health and Safety Rating System (HHSRS). The 29 hazards include excess cold, damp and mould, fire, electrical safety, falls, and overcrowding. Your local council can inspect and take enforcement action.

Awaab's Law, introduced following the death of Awaab Ishak from mould exposure in 2020, requires social landlords to investigate damp and mould within 14 days and begin repairs within 7 days of diagnosis. The government plans to extend this to private landlords.

If your property has damp, mould, or other serious hazards: report it in writing with photographs, give a reasonable deadline, and if the landlord does not act, contact your local council's environmental health team. Do not attempt to cover up mould with paint, as this makes it worse.

The Equality Act 2010 makes it unlawful for landlords or agents to discriminate in letting on the basis of race, disability, sex, gender reassignment, pregnancy, religion, sexual orientation, age, or marriage/civil partnership status.

'No DSS' or 'no benefits' blanket policies have been found by the courts to be indirectly discriminatory against women and disabled people (who are disproportionately likely to claim benefits). If you believe you have been discriminated against, contact the Equality Advisory Support Service or Shelter.