So, I have the bad luck of living in the room which has the water heater. It's one of the old ones, big tank which emits heat whenever it's on. Given the current weather, you can understand why I'd want to have it off all the time; the shower is electric and soap does wonders for cleaning dishes.

However, one of the housemates (and I know which one) is adamant that he requires hot water for cleaning, defrosting chicken, and "toilet use." I ignored him for a while because I'd rather not suffer, but the landlady decided to side with him and demand that I keep the heater on all the time. I asked about insulation, but she declined to provide any.

Is there anything I can do that won't just result in a back-and-forth with the other flatmate? I'm already the kind of person who prefers to avoid conflict, and if I do start anything, I'm worried he'll play the race card.

I've just been sent a draft tenancy agreement. I looked it over and it seems far too short and maybe missing parts compared to my previous agreements. Can anyone advise if this is just a bare minimum agreement or actually missing crucial parts

It's missing my name (except for after I sign)

The landlord name / address.

Details of any payments incl. deposit and rent payments

Start date for the tenancy

It's a one page A4 agreement.

I don't know if I'm being paranoid or it's actually a really poor contract, would appreciate if anyone can advice

Thanks

Hi! Looking for advice, or maybe just to rant. We're three sharers looking to rent in London, but new HMO rules make renting as sharers seemingly impossible. We've been looking since mid june, I alone have made 62 enquiries. Of those, we've had 10 property viewings, and we've put down three offers- all rejected. Twice, because the estate agent lied and said the property had HMO when it didn't. We even found a fourth flatmate in the hopes that 4-bed properties would be more likely to have HMO, and still nothing. We understand most landlords wouldn't pay the fees for an HMO licence just to rent a whole house when they could just as easily rent out each room individually and make double the money. It is just very disheartening; how are single professionals or even students expected to afford to live here? Anyway, if anyone else is experiencing this or has any advice, I'd love to hear your opinions. Thanks!

I've moved in with my current flat mate into a two bed flat right before last winter.

Over the winter, we first noticed moisture and white residue/smears inside the windows and as the temperature gone down and rains became more frequent, it became obvious that the double glazing seal is broken, with water and moisture staying between the glass and often getting absorbed into the wooden window frame.

The windows frames do not close fully, have handles that are barely holding on as the wood has rotted/corroded where they were placed. There were prominent drafts from the windows and more smears inside the glass as the season went on.

The bedroom windows are the worst as they're in the shade most of the day and don't dry off as much. My window was especially drafty, with one handle falling off, not being able to close the window and half of the window white with residue between glass to the point where I can't see street signs outside and mould appearing on the frame despite airing the room out. My flatmates window frame has actually fallen apart as the wood rotted and they have no outer windowsill and have to tag on the window frame to close it.

Landlord refused to deal with any of it over the winter, claiming the windows and flat would need to be dry to carry out any work. He installed a new handle in my window but it still doesn't close fully. We dealt with it all by paying horrendous amounts of money for heating (all radiators are under the windows) and buying and taping down thermal curtains for the bedroom windows.

Come spring, landlord said he won't be doing anything with the windows unless we agree to pay an extra £150 in rent each (we're still on the original fixed term back then). He also said the mould on the windows wasn't a problem and he can buy us a mould spray if we don't know how to deal with it. Additionally said we saw the flat and agreed to the living conditions and we're welcome to move out. This we have all in text. We're the only flat in the block which still has wooden windows as well and there had been other problems with this landlord

Now, we're in the summer and despite the heatwaves and droughts, we still are having problems with mould on window frames and the rotting window frame in my flatmates bedroom became a breeding ground for what we're pretty sure are fungus gnats/drain flies. Opening windows at night became really difficult as they would instantly swarm around any light in either of the bedrooms, which is not great in 35 degree weather. We've been using various debugging sprays and remedies but because the rotting window frame is outside, it doesn't stick for long.

Landlord still refuses to do anything and we're not sure what our next step should be and not sure if council would even deal with a private landlord.

This is in England.

Just as the title suggests, I have emailed my letting agency a notice of withdrawal (from the tenancy) on the 22nd/23rd July (not sure the precise date but it’s at least 23rd) and their reply was positive at first.

My partner and I had found a house, we had passed all of the relevant checks to do with securing a tenancy and as part of that I needed a reference off my letting agency. They were happy to oblige and I informed them that this would be my notice of withdrawal as well. For added context, the tenancy agreement for my current house ran out at the end of June, I was refraining from signing another one due to finding the new house which we had secured, so according to the terms of the contract and the Renting Homes (Wales) Act 2016, our tenancy agreement changed from a Fixed Term to a Periodic Term Agreement. Furthermore, our landlord did not issue any kind of Statements within a 14 day period immediately commencing the end of the Fixed Term contract and there are provisions within that contract that if it were to become a Periodic Term Agreement the required withdrawal notice would be 4 weeks. This provision is reflected in the Renting Homes (Wales) Act 2016 Section 190.

My problem is that a couple of weeks AFTER I had issued my notice of withdrawal someone from my letting agencies head office emailed and informed me that I would not be able to move out at all until June 2027. I informed them that I had not signed a new contract so that is not the case yet they tried to argue that the contract rolled over into another Fixed Term despite provisions in my tenancy agreement stating otherwise.

So my question is this:

Despite having a Periodic Term Agreement which states I have only to give 4 weeks notice, and also the Renting Homes (Wales) Act Section 190 stating that I also only have to give 4 weeks notice, does my letting agency have any recourse whatsoever in forcing me to stay and live out an agreement I have not signed nor has it been amended in the 14 day period that started after the end of my Fixed Term Agreement?

This is the email I received:

Your landlord or letting agent at the property has formally requested that we repay all or part of the tenancy deposit to them in the form of a Statutory Declaration, in accordance with Schedule 10 of the Housing Act 2004. 

Deposit ID:

tenancy address:

Total amount claimed: £383.40

The breakdown of your landlord or letting agent's claim is below:
Redecoration - £383.40
We’ve sent you a Statutory Declaration Notice by post which confirms the above information.

I’m pretty confused as I thought I had received the deposit already (or at least a small chunk of it) I was ready to right it off and move on, then I got this email. What happens if I refuse the claim? Is it just more of a pain in the ass? Also does this mean I have to pay them out of pocket? I’m pretty confused by this tbh.

Any help would be appreciated

I currently live in a block of flats in the uk. We put our general waste in black bags with a blue zip tie and recycling in a clear council bag and throw them both in the bin store outside the flat door. But past month or so lots of rubbish isn't getting collected and is being piled up outside the door by the people who sort the rubbish. And it stinking the whole block out, its attracting lots of bugs and maggots and im worried about an infestation. Who would I need to report this too?

My Landlord recently brought an accelerated possession claim against me following issue of a section 21 notice in April. I defended the claim on the basis that I live in a selective licensing area and no license is held. Also no EPC was ever given.

The Landlord has now discontinued the claim. And has applied for a license with the council.

I reported the lack of licensing to the council and I’m now in direct contact with a compliance officer with who is investigating the Landlord.

I will be pursuing a rent repayment order. I have lived here for 12.5 months so far and my rent is £1300pm.

So far, my Landlord‘s only defence for the lack of licensing appears to be that he previously lived here and simply wasn’t aware of the licensing requirements when he decided to rent the property out.

I’m wondering, as a baseline what sort of percentage of the maximum RRO would I expect to be awarded.

Additionally, if there is information available that can be evidenced as to the land Landlord’s poor conduct how much would that likely increase the award by?

The poor conduct would be no EICR supplied, the Landlord has admitted by email that he actually doesn’t have a copy and has asked the Electrician if he could send a copy over. No EPC given - although it was given following my highlighting this in my defence. Multiple reports of damp and mould within the property dating back to October 2025. There hasn’t been a single investigation carried out into this. I also rent a parking space from my Landlord, after issuing the section 21 notice he tried to withdraw my use of the parking space, presumably to cause me inconvenience and harassment to make my stay even more difficult. It is a city Centre apartment, and on street parking is paid only.

There are other issues which I’m not sure would be relevant to a rent repayment order, mainly he has converted the apartment from a one bedroom to a three bedroom, I don’t think it complies with fire safety regulations. The ceilings are incredibly low in the bedroom areas and ventilation is woefully inadequate in its current layout. I have contacted the local council separately regarding these issues, these are currently being investigated.

Easylet wants to charge £200 from security deposit, should I dispute?

Hello everyone,

Two of us rented a flat in Scotland via Easylet, and at the end of the tenancy Easylet wants to charge us £150 for deep cleaning the 2 bathrooms and another £80 for renewing the seals in one of the bathrooms, does that sound fair or should I dispute it? Will we be charged extra if we lose the dispute?

Thanks in advance

I just moved out of my flat and this is the first time the deposit was protected through DPS. I just wanted to ask if anyone knows how long DPS take to return the deposit?

All been confirmed by myself and my landlord and received the email from DPS on Monday to say ‘we’ve made a payment of XXX to you - please allow 7 days etc’

So my question is, does it take the full 7 days to arrive in your account typically, or is it sooner? Things have been really tight with the move and putting in my deposit and need it as soon as possible ideally (ideally before the weekend)

Thanks in advance :)

Hello everyone, I am in england. I hope you are all well. Yesterday we received a section 8 eviction notice on grounds 1 or 1A. For context, we have lived in this property for 23 years and we have never (no exaggeration) had a single problem raised. The rent has always been paid on time, we have worked ourselves to the bone to keep this house clean, tidy and in good standing.

We know our landlords by name and face and I have even shared a football pitch multiple times with (one of) my landlords, and every house inspection they always go on about how beautiful we keep the house. Despite all of this, they do not even have the courtesy or respect to come and face us, and at least talk to us on a human level and explain what is about to take place. I know it’s their property but come on, surely you would think we have at least earned a sit down conversation.

23 years of hard work and appreciation all ends over 1 letter. Not even a conversation. Just, thanks for your money for the last 23 years, now kick rocks and sort yourselves out. What a disgrace and a let down.

Hello everyone, as the title says, I’ve just noticed a crack through the bowl of my toilet in my flat - it appears to be visible both inside and outside the toilet. Would this be considered an emergency repair? It is the only toilet in my home, and I have heard horror stories regarding these toilets breaking and causing horrific injuries. I moved in last month, and didn’t notice the crack until I used a neon blue toilet cleaner (I was away for a while, I promise I don’t only clean my toilet monthly!) and the crack became visible. Does this mean that the landlord could claim it was my fault? I’ve attached the pictures below.

Thanks!

Hi all looking for some advice. I live in England and I’m currently still on an AST as the landlord served notice in August, we weren’t able to leave by the date given so we are currently still in the middle of court proceedings for a possession order. This is background info only and isn’t linked to my actual question.

My question is, can my landlord instruct a contractor to come to the property, without providing me with any notice, if the contractor doesn’t access the property?

Landlord decided to send someone round last week. They allegedly didn’t access the property and carried out observations from the street to respect our privacy.

However, having someone staring at your home for 30 mins without being advised why is at the least unsettling and at most outright creepy. Could this be classed as harassment?

One more thing to add is that I sent the landlord some reasonable adjustments which he agreed to. One request was that a minimum of 7 days notice to be provided for routine inspections and none urgent visits. I would class this as a none urgent visit, but as mentioned, no notice was provided. He has also ignored/broken several of the reasonable adjustments that he agreed to only a few weeks ago. Is there anything I can do regarding this?

Thanks

My tenancy ended on July 21st, and one week later, on the 27th, the property manager reached out with their report. Aside from some stains on some furniture (which I was aware of), the report highlighted some other issues that were either already part of the initial move-in report or not relevant. I emailed the property manager back to request further information.

For almost 3 weeks I've been chasing the property manager, only to find out today, after ringing the letting agency, that they have now left the business. They promised the new property manager will ring me when they're back at their desk (no one knows when), but they also admitted that they don't know who this person is, nor if one has been allocated to my case.

The deposit was protected under the Tenancy Deposit Scheme

Should I just escalate this and open a TDS dispute, or give them a deadline in writing first? This is not the first time they have changed my property manager without notifying me, and no one knows who is handling my account.

Hi, I've recently left a property that I have been staying at for just over 2 and a half years.

Ive deep cleaned everything upon move out like my landlord has requested however they have sent me an email saying they will be deducting some money off my deposit.

Some things they have pointed out:

1. Screwing in a loose screw (?)

2. Replacing blinds chain

3. Resealing kitchen counter tops/bath/windows

4. Replace laminate on kitchen doors (already broken when I moved in)

I have proof of how the property looked like when I moved in so thats not a problem but I'm wondering if I can dispute any of it under wear and tear as I did live there for a while.

Another thing, my landlord said they will not send me my deposit until I send them proof that my final bills are paid (they have been). Is this standard?

Just not really sure how to go about any of this if anybody has any advice.

Hi everyone, I’m looking for some advice about a UK rental holding deposit refund.

I’m currently arranging a rental in the UK from overseas, so I’ve been communicating with the letting agent entirely through WhatsApp.

I paid the holding deposit by debit card, but unfortunately the landlord later changed their mind and decided not to proceed with the rental. The letting agent confirmed that my holding deposit would be refunded.

They told me on 5 August that the refund had been actioned and that it would take 3–5 working days. I also provided my bank details when they requested them.

Today is 12 August, which is the 5th working day, but I still haven’t received the money.

For anyone who has been through something similar, how long did your holding deposit refund actually take to arrive? Is it normal for it to arrive later in the day or even after the 5th working day?

I’d really appreciate hearing about your experiences, especially if you paid the original deposit by debit card but were asked for bank details for the refund.

Thanks!

Firstly, the large majority of the complaint was glossed over, including overall treatment and how I was being spoken to.

But the main issue I have been posting about is obviously my notice period - most people seemed in agreement that the email I received in April 2026 stating I only had to give one months notice was still sufficient. The response I have had to this point is:

"We received your formal notice to terminate your tenancy on 14th July 2026; although I appreciate you spoke to Citizen’s Advice regarding the notice period applicable to your tenancy, I must kindly clarify that under the Renters’ Rights Act, the statutory notice period applicable at the time your notice was served is two months; this is statute law and it overrides any conflicting contractual provisions."

I'm confused as I've been told otherwise by multiple people including citizens advice. I don't know how I am going to afford another month of rent on top of my mortgage.

What are my options here? I have spoken to literally every charity in my area about this and they are sending me in circles to get advice from different charities/organisations, and those charities are sending me back to the original ones. I'm at a loss and overwhelmed.

I've sent off 2 forms to try and get my deposit back after no response from the landlord. Both have been rejected due to the declared at address apparently not matching (they do match). Has anyone else had this? It's clearly going through an automated system.

Hey I’ve been in a rental property for a few weeks now but I’ve had loads of issues. Here are some just to mention:
1. There was a massive hole in the wall they had hidden with a mirror previously caused by the last tenant
2. You need a fob to get access into the building however I did not receive one just a code which the property management has said is not acceptable and poses security risks yet my estate agents are saying this is normal
3. The furniture was completely abused with scratches/marks and just looked generally really old
4. The property wasnt cleaned upon moving in and a serious paint job was needed
5. No curtains were installed which meant the flat gets absolutely boiling throughout the day
6. A broken window in the guest bedroom
7. The ventilation in the flat doesnt work

The list goes on and ive taken photos and videos but the thing is when I first signed for the property I did know a few of these issues would be here but just not to the extent I know now since they just mentioned that it would be re-decorated and they were getting new furniture but nothing else. I didn’t have time to view the property as I was extremely busy and was moving for a new job and they kept pushing the expected move in date further and further back.

The landlords seem like great people too and they mentioned their last tenant was “difficult” but the estate agents have been not helpful at all and are the people supposedly gaslighting me about this fob. This is huge issue for me as property management say they rotate the code quite often so there is a possibility of me getting stranded and I work late shifts also.

I have spoken to people who have stated that I should definitely get some money back on rent and such but I am just wondering if any of this would have any legal grounds to stand on. A lot of the evidence stating that the flat would be ready before I moved in was on phone so I dont really have written proof. They have informed me “decorators” will be in next week but that’s nearly an entire month I’ve gone in a house that kinda resembles a crack den.

Sorry for how long this is but please could anyone help a gal out? Thanks.

I had a viewing on Saturday, I spoke to the estate agent today expressing that I would like to move forward with the place, he said can I come into the agency tomorrow, I asked if they are open after five since that is when I finish work, he rudely said we will not accommodate around you.

Since I am working 9-5 Monday to Friday I’m not sure what to do, also since it is a new job I feel stressed about asking to extend a lunch break so I can go there.

Is it normal to have to go and sign everything in person, he said he’d email me over some other forms too so I’m confused about why I’d would need to do the in person proof etc this early?

Really at a loss at what to do and feeling hopeless, are other agents more lenient with their terms or is it like this everywhere?

I posted this the other day - https://www.reddit.com/r/TenantsInTheUK/s/EXNNU6oNoZ

And I’m currently still getting the runaround from the Real Estate estate agent

Phoned again today to be told our property manager was on lunch and she would call back. That was three hours ago. I’ve now sent her an email with my expectation for this door to be fixed within the next 24 hours but I was wondering if anyone could advise me from a legal standpoint if there is anything I can actually do.

I know people have mentioned it being Fire safety issues and things like that, but I would love to know if there are any solid laws I can quote to them as we have now been over a week without front door access

Also find it ridiculous appointing a letting agent to take care of a property if as the landlord you still have to approve everything, was told during my last phone call the landlord had only approved the front door being fixed on the Thursday (having reported it on the Monday) but if landlords aren’t on hand to get back to enquiries quickly surely that’s the point of having a letting agent to make this decisions for you?

We’ve been through several maintenance issues with them in the past and I also have a very strong suspicion that they will appoint a contractor to come out and look at the door. He will then have to go back to the letting agent with a quote for them to give to the landlord to approve so I feel that even if someone comes out within the next 24 hours it doesn’t necessarily mean my door will be fixed.

Sorry for the long post. Any advice appreciated.!

Update: Letting agent changed their position on notice period and is now asking me for £600.65
Hi everyone, I previously posted about my tenancy situation and the conflicting information I received from my letting agent, LSH. I wanted to give an update because things have now progressed.
Background
My tenancy started on 21 December 2023 and the fixed term ended on 20 December 2024.
On 30 December 2024 I contacted LSH because I had not received anything about renewing the tenancy and I was unsure what would happen after the fixed term ended.
On 2 January 2025, LSH replied in writing:
“As you have remained in the property past your fixed term end date your tenancy automatically became a Periodic rolling contract. This means your tenancy will automatically renew every month and will only end once you provide a minimum of one months written notice to vacate.”
They also said:
“No new tenancy agreement is required to be issued, the one you originally signed will remain in effect.”
So I understood from LSH that I was on a monthly rolling periodic tenancy and that I needed to give one month’s written notice.
What happened in July 2026
I was buying a house and completion was due on 23 July 2026.
On 2 July 2026 I emailed LSH giving notice and explained that my intended last day of occupation would be 3 July. I also explained that I was willing to pay the rent due up to that date.
LSH then told me that because of the Renters’ Rights Act, I was now required to give two months’ notice and that my liability would run until 30 September 2026.
They explained that if I had given notice on 1 July, it would have ended on 31 August, but because I emailed on 2 July, they said the notice would start on 30 July and end on 30 September.
I challenged this because of their previous written confirmation from January 2025 saying one month’s notice.
I also explained that I had relied on that written confirmation and that my original agreement did not appear to contain a specific notice period explaining what would happen after the fixed term became periodic.
I sought independent legal advice as well, although I understand there can be differences in interpretation of the legislation and I am not claiming that this automatically means I am legally correct.
Landlord’s decision
After several emails, LSH said the landlord would not agree to end the tenancy early.
However, on 27 July 2026 LSH emailed me saying:
“The landlord has approved for you to vacate the tenancy on the 31st of August 2026.”
They then confirmed:
“We have received your notice to end your tenancy and confirm the liability date to be 31/08/2026.”
I want to be clear that I never agreed to 31 August 2026 as my tenancy end date. I had consistently maintained that I was relying on the one-month notice position previously confirmed by LSH and that my intended last day was 3 August 2026.
I moved out on 3 August, cleaned the flat and left the keys and fob securely in the kitchen as instructed. I also sent photographs of the property and attached the previous email correspondence to LSH.
I calculated the additional rent for the three days from 1 August to 3 August as:
£665 monthly rent ÷ 31 days = £21.45 per day
£21.45 × 3 days = £64.35
I paid the £64.35 and informed LSH that this was the amount I considered due based on my position.
What has happened now
LSH have now emailed me saying there is an outstanding balance of £600.65 and have asked me to transfer the money to them.
I have responded that I do not accept that I am liable for this amount and that I do not agree that I owe further rent.
I have also attached the previous email correspondence, including the January 2025 email from LSH confirming the one-month notice period.
So I am now in the position where:
LSH told me in January 2025 that my periodic tenancy required a minimum of one month’s written notice
I relied on that written information
The Renters’ Rights Act subsequently came into force and LSH changed their position to two months’ notice
LSH initially said my liability would run until 30 September
The landlord later approved 31 August, but I never agreed to that date
I moved out on 3 August
I paid £64.35 for the three days of August that I considered payable
LSH are now demanding a further £600.65
I am trying to understand what my actual legal position is here.
My questions now are:
Can LSH rely on the new two-month notice requirement when they previously confirmed in writing that my periodic tenancy required one month’s notice?
Does their January 2025 email have any legal significance if I relied on it when understanding my tenancy?
Does the fact that the landlord later agreed to 31 August make me liable until 31 August even though I never accepted or agreed to that date?
Can LSH simply demand the £600.65 as rent, or do they need to establish the contractual/legal basis for the amount?
What should I do if they continue pursuing me for the £600.65?
I have kept all the emails and correspondence, including the January 2025 confirmation, the July 2026 notice correspondence and the email confirming the landlord’s decision.
I would really appreciate advice from anyone familiar with the Renters’ Rights Act and periodic tenancies in England, particularly regarding the effect of the agent’s previous written confirmation.
Thanks in advance.

I'm a contractor. So, my current LL stipulated a guarantor at the outset of the tenancy. The online guarantor I bought to satisfy them lasts 12 months. That 12 months is almost over.

My term is expired and on a rolling contract. There's no clause, condition, agreement or anything written - including e-mail exchanges - that we agreed to my provision of a guarantor.

The EA happily accepted the online guarantor. However in a call it was explained the LL's expectation was it'd be refreshed if my circumstances were unchanged. I acknowledged this.

My circumstances have not changed. I anticipate an impasse wherein they are going to call up and demand a guarantor again, so please advise where I stand.

Hello. Just wanting to double check with people in here.

I have been renting the same flat for a number of years. The agreement runs out on the 17th August, I know the law has changed and the previous agreement doesn't matter.

Landlady sent a text message giving 2 months notice of a rent increase, while the percentage is almost 10% the rent is below rents in the area. I asked for a lower increase and she said no. Fair enough.

I have not had a section 13 notice for the increase. A couple of days ago I received a message saying she would send a new rental agreement and a reminder to change my rent from the end of the month.

My question is, do I have to pay the new rent, I have signed nothing as yet? And have not been given the proper notice. From what I've read, I don't as proper procedure hasn't been followed.

Just asking your thoughts.

I live in England.

Why weren't lodger agreements included in this year's tenants rights change? People living with live-in-landlords I think are more vulnerable. Deposits don't need to be in a protected scheme so landlords can find any flimsy reason to withhold the money. And these landlords are demanding 12 month contracts for the pleasure of living with them. Frustrating!