By urgency level
Emergency
24
hours
Life-threatening emergencies
Gas leaks, complete loss of heating in winter, no hot water, flooding, structural danger, complete loss of electricity. Call your landlord immediately and follow up in writing.
Landlord and Tenant Act 1985, s.11
Urgent
3–7
days
Urgent but not life-threatening
Partial heating failure, blocked drains, broken oven, serious damp or mould, broken door lock, pest infestation. Must be reported in writing with a photograph.
Landlord and Tenant Act 1985, s.11
Standard
28
days
Non-urgent repairs
Minor wear and tear, cosmetic issues, non-critical appliance faults, small leaks, dripping taps, faulty light fittings. Report in writing and follow up after 28 days if unresolved.
Landlord and Tenant Act 1985, s.11
Escalation process — what to do if repairs aren't done
1
Day 1
Report the issue in writing with a photograph
Email your landlord describing the issue, when it started, and what impact it's having. Attach a photo. Ask for confirmation of receipt and expected repair timeline.
2
Day 14 (if not resolved)
Send a formal written chase
Reference your original report. State the repair is still outstanding and ask for a confirmed date. This step is important for your evidence trail.
3
Day 28 (if still not resolved)
Issue a formal letter before action
Send a letter stating that if the repair is not completed within 14 days, you will escalate to the council's housing team or tribunal. BeTenant's repair tool generates this letter automatically.
4
Day 42+
Report to your local council Environmental Health team
Councils can issue Improvement Notices under the Housing Health and Safety Rating System (HHSRS). This is free and the council does the enforcement — you don't need a solicitor.
5
Ongoing
Apply to First-tier Tribunal (Property Chamber)
For serious and persistent failures — mould, damp, heating — you can apply to the tribunal for a Rent Repayment Order. Free to apply. Up to 12 months' rent can be recovered.
Key statutory repair obligations (what your landlord must maintain)
Structure & exterior
Roof, walls, foundations, drains, external pipes and gutters. Includes windows and external doors.
LTA 1985, s.11(1)(a)
Heating & hot water
Boiler, radiators, pipes, and any fixed water heater. Failure to maintain these is one of the most enforceable repair obligations.
LTA 1985, s.11(1)(b)
Gas & electrical safety
Annual gas safety check (certificate required). EICR every 5 years. Both certificates must be given to the tenant.
Gas Safety Regs 1998; Electrical Safety Regs 2020
Damp, mould & ventilation
Since 2024, 'Awaab's Law' requires landlords to investigate damp and mould within 14 days of a complaint and begin repairs within a specified period. Applies to social housing initially.
Social Housing (Regulation) Act 2023
Section 8 — Grounds for eviction (post-1 May 2026)
Key rules from 1 May 2026
Form 3A
Required for all new Section 8 notices
2 months
Standard minimum notice period (most grounds)
2 weeks
Minimum for Ground 8 (rent arrears ≥2 months)
Court order
Always required — notice alone cannot remove you
| Ground | Reason | Notice Period | Notes |
|---|---|---|---|
| Ground 1 | Landlord or family member wants to move in | 2 months | Landlord must have previously lived in the property, or it must be a genuine occupation plan |
| Ground 2 | Mortgage lender seeks possession | 2 months | Lender must be seeking possession on a mortgage that pre-dates the tenancy |
| Ground 6 | Landlord intends to redevelop | 2 months | Genuine development plans required — cannot be used speculatively |
| Ground 7A | Anti-social behaviour (serious) | Immediate / 4 weeks | Mandatory ground. Court must grant possession. Variable notice depending on severity |
| Ground 8 | Rent arrears ≥ 2 months | 2 weeks | Mandatory ground. Arrears must exist at both notice date AND court hearing date |
| Ground 10 | Some rent arrears (less than 2 months) | 2 months | Discretionary — court decides whether to grant possession |
| Ground 11 | Persistent late payment of rent | 2 months | Discretionary. Pattern of late payment, even if no arrears at the hearing |
| Ground 12 | Breach of tenancy agreement | 2 months | Discretionary. Landlord must specify what term has been breached |
| Ground 13 | Deterioration of the property | 2 months | Discretionary. Must show neglect beyond fair wear and tear |
| Ground 14 | Nuisance or annoyance to neighbours | Immediately / as soon as issued | Discretionary. Notice can be served without waiting period in some cases |
| Ground 17 | False statement to obtain tenancy | 2 months | Discretionary. Must show the false statement was made by the tenant or someone acting for them |
Section 13 — Rent increase notices
Rent increase
2
months minimum
Section 13 notice period
Landlord must use Form 4 and give at least 2 months' written notice before any rent increase. The increase can only take effect on the first day of a rental period.
Housing Act 1988, s.13 (as amended by RRA 2025)
Challenge window
Until
effective date
Challenge an unreasonable increase
You can challenge a rent increase at the First-tier Tribunal before it takes effect. The tribunal sets a market-rate figure. Apply as soon as you receive the notice.
Housing Act 1988, s.22; Renters' Rights Act 2025
Frequency cap
Once
per year
Rent can only be increased once in any 12-month period
Under the Renters' Rights Act, rent cannot be increased more than once every 12 months — regardless of what the tenancy agreement says.
Renters' Rights Act 2025
Tenant notice to leave
Your notice
2
months minimum
Notice you must give your landlord
Under the Renters' Rights Act, the minimum notice period for a tenant leaving a periodic tenancy is 2 months. Any contract clause requiring longer notice may be unenforceable.
Renters' Rights Act 2025
Deposit rules at a glance
Deposit cap
5
weeks' rent max
Maximum deposit (most tenancies)
Capped at 5 weeks' rent where annual rent is under £50,000. 6 weeks' rent where annual rent is £50,000 or more.
Tenant Fees Act 2019
Protection deadline
30
days
Deposit must be protected
Your landlord must protect your deposit in a government scheme (MyDeposits, DPS, TDS) within 30 days and provide you the certificate and prescribed information.
Housing Act 2004, s.213
Holding deposit
1
week's rent max
Holding deposit cap
A holding deposit (to reserve a property) is capped at 1 week's rent. It must be returned within 15 days of a failed agreement (unless you're at fault).
Tenant Fees Act 2019, s.8
Return timeline
10
days
Deposit return after agreement
Once you and your landlord agree on the deposit amount (or all or part of it), the scheme must release the funds within 10 days.
Deposit scheme rules
If deposit wasn't protected
1–3×
Compensation for unprotected deposits
If your landlord failed to protect your deposit or provide prescribed information, you can claim compensation of 1–3 times the deposit amount at the county court. There is no time limit while the tenancy continues — but act promptly after it ends.
Housing Act 2004, s.214
What landlords cannot deduct
| Type of deduction | Allowed? | Why |
|---|---|---|
| Fair wear and tear (gradual ageing) | ❌ Not allowed | Normal deterioration from use is the landlord's cost to bear |
| Pre-existing damage (documented at move-in) | ❌ Not allowed | Must have existed before your tenancy started |
| Repairs landlord failed to make | ❌ Not allowed | If the landlord ignored repair requests, they cannot charge you for the consequence |
| Professional cleaning beyond 'clean condition' | ⚠ Disputed | Can only charge what is actually needed to restore cleanliness — not a default 'full clean' charge |
| Damage you've documented & reported | ⚠ Disputed | Depends whether it was pre-existing or new. Your photos settle this |
| Actual damage beyond fair wear and tear | ✓ Allowed | Must be evidenced with receipts/quotes — not estimated figures |
Key dates in UK tenant rights (2023–2026)
📅
June 2023
Renters (Reform) Bill introduced
The original bill to abolish Section 21 was introduced. It was later strengthened and renamed the Renters' Rights Act 2025.
📅
November 2024
Renters' Rights Act 2025 receives Royal Assent
The Act passes into law. Implementation dates are set for May 2026.
⭐
1 May 2026
Renters' Rights Act — full commencement
All provisions take effect: Section 21 abolished, all tenancies become periodic, CPI/RPI rent clauses void, pet rules updated, Form 3A and Form 4 required, new notice periods apply.
⚠
31 July 2026
Section 21 transition deadline
Last day for landlords to have issued court proceedings on Section 21 notices served before 1 May 2026. After this date, all outstanding pre-Act Section 21 notices expire. Section 21 cannot be used again.
✓
1 August 2026 onwards
Full new framework in force
All UK private renters are on the new periodic tenancy system. Section 8 with Form 3A is the only eviction route. Rent can only increase via Section 13 Form 4, once per year with 2 months' notice.
What changed on 1 May 2026
| Before 1 May 2026 | From 1 May 2026 |
|---|---|
| Section 21 'no-fault' eviction allowed | Section 21 abolished — all evictions must use Section 8 grounds |
| Fixed-term tenancies standard | All tenancies periodic from commencement |
| CPI/RPI rent clauses valid | CPI/RPI automatic rent clauses are void — no legal effect |
| Blanket no-pet clauses allowed | Landlords must consider pet requests; blanket bans restricted |
| Section 21 notice = Form 6A | Only Section 8 (Form 3A) and Section 13 (Form 4) remain |
| Rent increase: various mechanisms allowed by contract | Rent increase: Section 13 Form 4 only, 2 months' notice, once per year |
All key deadlines in one view
Repair deadlines
24 hrs
Emergency repairs (gas, heating, flooding)
3–7 days
Urgent repairs (partial heating, broken lock)
28 days
Standard non-urgent repairs
24 hrs
Landlord notice before entering property
Notice periods
2 weeks
Section 8 Ground 8 (rent arrears ≥2 months)
2 months
Section 8 (most other grounds)
2 months
Section 13 rent increase notice
2 months
Tenant notice to leave (minimum)
Deposit rules
5 weeks
Maximum deposit (annual rent <£50k)
30 days
Protect deposit and provide certificate
1 week
Maximum holding deposit
10 days
Return deposit after agreement
Critical dates (2026)
1 May
Renters' Rights Act commenced — all new rules in force
31 July
Section 21 transition deadline — all pre-Act notices expire
Key contacts
Shelter England
0808 800 4444
Free housing advice line. Open Mon–Fri 8am–8pm, Sat 9am–5pm.
Free housing advice line. Open Mon–Fri 8am–8pm, Sat 9am–5pm.
Citizens Advice
0800 144 8848
Free advice on housing, benefits, and legal issues.
Free advice on housing, benefits, and legal issues.
First-tier Tribunal (Property Chamber)
Free to apply for rent repayment orders, illegal eviction, and deposit disputes.
justice.gov.uk/tribunals/residential-property
justice.gov.uk/tribunals/residential-property
BeTenant
Store evidence, log repairs, generate dispute reports, and track deadlines — all in one app.
betenant.com
betenant.com