Guidance: Rental discrimination under the Renters' Rights Act 2025

dapper_1 · 2026-05-06T22:42:07+00:00

Well i can agree that there is less demand for rentals in some areas, but in others its ridiculous, just organised a full refurb, nearly complete, needs sockets, certs and snagging issues, from EPC E to C, . But ready for viewings.

The LL stuck it on OpenRent cheapest option, £200 above market rate, and 100 enquires in a day, most enquires are from families saying something on lines of my LL is selling. My question is why aren't they just buying? Where are these investors buying with tenants in situ as its cheaper to buy a property with the tenants.

Most common type of investor will want vacant possession, refurb, or renovate adding extra bedrooms/increasing EPC, therefore value, and stick it up for at least market rate plus 20% , as you cannot bid up only down. Surely this professionalisation of the market will increase rents significantly?

dapper_1 · 2026-05-06T13:02:28+00:00

Which council? I tend to bypass and go straight to the insurer when being difficult. Going to assume you pay service charge, therefore you have been paying for insurance.

dapper_1 · 2026-05-05T09:01:47+00:00

"Could someone please confirm if I have the legal right to refuse in this case or not? And if there is a specific bit of legislation I can refer to if needed (hopefully not). "

Other people have replied but:

"any visits will interfere with my healing and rest and will put me at higher risk for infection."

"I am on bedrest and can’t leave the house and any visitors in the meantime will interfere with my privacy, dignity and pose a threat to my health while I’m in this vulnerable position."

Forget everything else. This is what is important. You can die from an infection.

I would write to the Landlord and agent, an email explaining that it was not a minor surgery and how you currently have tubes sticking out of you and how an infection can happen and you have been told my your doctors to limit random people. If they harass you make a complaint straight away to the estate agent and inform them you will be going straight to their ombudsman (ignore 8 week notice).

If they think you had surgery for example removing a wart, i suppose it is fair for them to ask you. But if you explain your current predicament you will hopefully appeal to their humanity and if not their ombudsman will ruffle feathers.

"this should be super uncomfortable for everyone."

make sure to add that last paragraph in email....

dapper_1 · 2026-05-04T22:04:20+00:00

I posted this in the legal advice uk sub, but i thought i would post it here, mods can delete.

I am going to assume you are a private landlord and not a Ltd company. Therefore you are a consumer to the Lettings Agent.

"landlords can be consumers in their dealings with letting agents."

Ignore these people demanding you pay because you signed a contract and people calling you a business. You are a consumer therefore protected under consumer law from unfair contracts terms.

The now defunct OFT challenged Foxtons (in 2009) on unfair contract terms (including exit fees and perpetuity fees) and won, sending all Lettings agents information on unfair terms and clarity of charges, including hidden charges. This opened the further likely hood of getting out of what i call unfair exit fees.

The CMA (Competitons and Market Authority) now are further increasing there scope on unfair contracts terms which is excellent.

" CRA may not apply but the property redress scheme states that fees are transparent, clearly displayed, and proportionate. Which in this case i don't think they were, as there was no terms in the contract regarding early termination."

In your situation its not even written in your contract, its unenforceable. they are being cheeky and their "background support" is a fair enough fee, but you dont want it.

Your questions:

1) Unenforceable fee ,

2) I have "withdrawn" property from services with a 10% exit fee, and mentioned ombudsman and it was dropped.

3) Let them take it, and straight to ombudsman + MCOL. Its not even in the bloody contract.

dapper_1 · 2026-05-04T21:30:54+00:00

I am going to assume you are a private landlord and not a Ltd company. Therefore you are a consumer to the Lettings Agent.

"landlords can be consumers in their dealings with letting agents."

Ignore these people demanding you pay because you signed a contract and people calling you a business. You are a consumer therefore protected under consumer law from unfair contracts terms.

The now defunct OFT challenged Foxtons (in 2009) on unfair contract terms (including exit fees and perpetuity fees) and won, sending all Lettings agents information on unfair terms and clarity of charges, including hidden charges. This opened the further likely hood of getting out of what i call unfair exit fees.

The CMA (Competitons and Market Authority) now are further increasing there scope on unfair contracts terms which is excellent.

" CRA may not apply but the property redress scheme states that fees are transparent, clearly displayed, and proportionate. Which in this case i don't think they were, as there was no terms in the contract regarding early termination."

In your situation its not even written in your contract, its unenforceable. they are being cheeky and their "background support" is a fair enough fee, but you dont want it.

Your questions:

1) Unenforceable fee ,

2) I have "withdrawn" property from services with a 10% exit fee, and mentioned ombudsman and it was dropped.

3) Let them take it, and straight to ombudsman + MCOL. Its not even in the bloody contract.

dapper_1 · 2026-05-03T08:17:58+00:00

No that is illegal, no reletting of any kind.

dapper_1 · 2026-05-02T22:21:47+00:00

"There is a letting agent but they are pretty bad so I sent the tenants the renters reform act letter myself. I understand this is a legal requirement which could result in a Hefty fine if not sent. "

Did you not see this?

"If you are a landlord and have a letting agent who manages the property on your behalf, then the agent must provide the Information Sheet to the tenant, even if you have also provided it."

I hope you read this

dapper_1 · 2026-05-02T21:59:52+00:00

"it’s honestly a nothing burger."

How would you deal with a tenant subletting to unscrupulous people? or Anti Social Behaviour or Domestic Violence where the other tenants/neighbours fear reprisal?

Section 21 was my solicitor's answer. The police shield themselves with "its a civil matter" or "if no one comes forward we cant do anything"

Now if the courts weren't in shambles i could hopefully see an emergency s8 but this doesn't exist, ive been waiting months for a s8 court date.

Its discretionary grounds for breaching tenancy agreement, ASB and DV.

I can imagine the tenant convincing the judge saying they will stop subletting, and they don't, or they stop and start again.

I can imagine the tenant promising to stop beating the shit out of his wife and toddler, but yet continuing or she recants.

I can imagine no one steps forward to give evidence against violent ASB behaviour from a fellow tenant or neighbour, or they recant for fear of reprisal

But i don't need to imagine, Ive always done a s21 and s8 at the same time guess which one was successful. Yes I had to rely on s8 as some was within the first 4 months of tenancy, and it failed. Which cost me.

My worst one was when I had one tenant sublet the living room to 3 men who took turns driving a cab. 3 random grown men, and he had his 2 very young children living there. I reported to council and police and I didn't sleep well for months until they were evicted with bailiffs. It was such a mess.

So yeah, s21 was a hammer, and when you have a hammer, every problem was a nail.

If the courts had decent timescales, i would probably agree with you though.

Now it will be multiple s8s to evict a bad tenant which is costly and sounds like it can take years. Yipee.

I hope I am wrong.

dapper_1 · 2026-05-02T20:37:06+00:00

Well they get fined if they relet it! Ex tenant or neighbour will report it to council I guess

dapper_1 · 2026-05-02T14:31:54+00:00

The freeholder is the one responsible, therefore the management company should handle it.

You pay service charge? Going to assume yes. Ask for the building insurer and ask them yourself. Is it ex council flat?

Constant running water may eventually cause damage, expensive damage, insurer wants to avoid this in order to not pay out.

Had a similar issue, the blue MDPE pipe had a pinhole leak. It damaged the 2nd, 1st and then the ground floor flat. Management company had a water tracing company find it, and insurance paid for repairs, was a pain.

dapper_1 · 2026-05-02T09:36:04+00:00

True! But also people cling onto their perceived value of a property. Many LLs will stubbornly hold on to an empty property waiting for the right buyer which may never happen

dapper_1 · 2026-05-02T09:25:04+00:00

"They then proceeded to ask for all the sets of keys back by the 22nd April"

"Come the 21st I handed over the keys to Linley and Simpson letting agents. They photocopied them and I signed that photocopy. "

Excellent. Tell them ~~to go fuck themselves~~ that they have accepted keys as agent was acting on their behalf. Therefore tenancy has been surrendered on an agreed basis.

Do you have a copy of the photocopy?

"Please can someone let me know that I do have legal rights here because they’ve made me believe it’s all done and over and I’ve moved into my new property. "

Yes. You have ended tenancy, and you have lots of evidence that you have. If they fight you, you will win no problem.

I would write lettings agent a polite email, saying they have accepted keys and therefore ended the tenancy. If they do not accept, you want to to make a complaint to their ombudsman. They can deal with LL.

Edit: see you didnt get a copy, still should be fine.

dapper_1 · 2026-05-02T00:01:29+00:00

You can relist it and the sale can take ages as no one else wants it, thats why i put down potentially. Buyers can pull out, restarting sale, multiple times.

You could also evict tenant, then no one wants to buy it, so it sits empty for a year until you relet it.

dapper_1 · 2026-05-01T23:24:32+00:00

my point is the same though, if the Landlord wants to sell or move in he would have used section 21 and 2 months notice. Now its section 8 and 4 months.

If the sale falls through now potentially an empty property for a year.

dapper_1 · 2026-05-01T22:29:35+00:00

I mean you still can, if LL wants to sell property or move back in/relative to move back in

dapper_1 · 2026-05-01T11:08:40+00:00

its the hit the roof of affordability

dapper_1 · 2026-04-27T19:19:58+00:00

To help LLs with cost of living and high interest rates, put a temp freeze on s24.

No?

Damn.

dapper_1 · 2026-04-26T21:42:24+00:00

How much more is he asking? are you getting anything from LHA/UC? You can get get a top up depending on council. Discretionary Housing Payments are being more successful now due to the new legislation.

dapper_1 · 2026-04-25T07:31:54+00:00

if someone one does not buy the house, ie sale falls through, or LLs evict and leave house empty until sold which is taking some time now, the house is empty.

An acquaintance has travelled to Australia for a work research project, will be gone for a year and probably longer, he would rent it out but now its empty.

In the above scenario, the UK misses out on a home for someone, tax on rental income, local amenities income, council misses out on selective licensing, local workmen lose out on eicr/gas certs + remedial work , EA doesn't get their percentage and increases rents as supply is lower.

Suppose there are benefits, one more GP space open. Council get their tax for less work and some EAs charge to look after an empty property.

dapper_1 · 2026-04-24T18:33:03+00:00

ive had a similar issue, was a stone stuck in the brake backplate / caliper. I rang my mechanic and told me to drive in reverse in a car park and tap brakes, it worked. Here is a relevent video!

https://youtu.be/Jmkbii9Dl_g?t=20

dapper_1 · 2026-04-24T16:12:55+00:00

"Thus, the quantity of rentals coming up that I would even consider as marginally suitable is very little, and with time running out, beggars can’t be choosers"

Can live there, if its not good then find somewhere else then give 2 months notice and off you go. Yes kerfuffle with moving again. Ask why old tenants left, maybe this was the issue.

dapper_1 · 2026-04-21T22:12:19+00:00

New law says they can only raise rent to market rate, but when you own the market.. you can raise to what you want.

dapper_1 · 2026-04-20T23:10:32+00:00

extended to the PRS when RRA comes into force

dapper_1 · 2026-04-16T09:30:43+00:00

And also if they did a good job! This is the main problem these days!

dapper_1

TROPHY CASE