Landlord & Tenant Disputes
Straight-talking help for tenants and landlords when things go wrong.
Reviewed by Sannah Khatoon — Litigation & Housing Disrepair Solicitor, SRA #654258 (Admitted 2018). Last reviewed 15 September 2026.
Rent, repairs, access, deposits, broken agreements — landlord and tenant disputes spiral quickly and cost both sides money. We give you clear advice on where you stand under UK landlord and tenant law and handle the negotiation, or represent you in court, so it's sorted properly.
Your rights and the law
Most residential lettings are governed by the tenancy agreement read together with statute. A landlord must keep the structure, exterior and key installations in repair (Landlord and Tenant Act 1985, s.11) and let you live in the property without unlawful interference; a tenant must pay the rent and use the property responsibly. Neither side can simply take the law into their own hands: a landlord cannot seize goods, change locks or evict without a court order (Protection from Eviction Act 1977), and a tenant cannot lawfully withhold rent without risking arrears proceedings. Where a dispute cannot be resolved by agreement, the county court decides it — and the courts expect both sides to try to settle first. We advise you on your legal position and handle negotiation, mediation or litigation on your behalf.
How we can help
- Rent arrears and breach of tenancy
- Disrepair and access disputes
- Tenancy agreement and renewal advice
- Negotiation, mediation and court representation
How the process works
- Assess your position. We read the tenancy agreement and the correspondence, and set out your rights and risks under landlord and tenant law before anything is committed to court.
- Open negotiations. Most disputes settle. We put the case in a clear letter, propose realistic terms, and use mediation where it saves time and cost.
- Follow the right protocol. If court is needed, we comply with the relevant pre-action protocol so your position is protected and you are not penalised on costs.
- Represent you in court. We issue or defend the claim, prepare the evidence and represent you at hearing, whether the issue is arrears, breach, access or possession.
We work on a transparent fixed-fee basis for most housing matters, so you'll know the cost up front — and where a case can be run on a no win, no fee agreement (a CFA, usually with After the Event insurance), we'll explain whether that fits your situation. For urgent help, call 0203 051 7823.
Frequently asked questions
Can I withhold rent because my landlord won't do repairs?
It's risky. Simply stopping rent can put you in arrears and expose you to eviction, even where the landlord is at fault. There is a limited 'repair and deduct' route with strict steps, but it is easy to get wrong. Take advice first — we can pursue the repairs and any compensation while keeping you protected.
My tenant is in rent arrears — what can I do?
You can serve a Section 8 notice relying on the rent-arrears grounds in Schedule 2 to the Housing Act 1988, and apply to the county court for possession and a money judgment if the arrears aren't cleared. We make sure the notice and figures are correct so the claim isn't thrown out on a technicality.
Does my landlord have to give notice before entering?
Yes. Even though the landlord owns the property, you have the right to 'quiet enjoyment'. The landlord generally must give at least 24 hours' written notice and visit at a reasonable time, except in a genuine emergency. Repeated unannounced visits can amount to harassment.
What is 'quiet enjoyment'?
It's your right to live in the property without unlawful interference from the landlord — no harassment, no cutting off services, no unannounced entry. Breaching it can give rise to a claim for damages and, in serious cases, an injunction.
Do we have to go to court to sort this out?
Usually not. The courts expect both sides to try to resolve matters first, and most landlord and tenant disputes settle through negotiation or mediation. Court is the last resort, and we'll tell you honestly when it's worth it.
Who pays the legal costs?
It depends on the type of case and the outcome. In many county court claims the losing party pays a contribution to the winner's costs, but small claims have limited cost recovery. We agree a fixed fee up front for most matters so you know your own costs from the start.
Sources & further reading
- Landlord and Tenant Act 1985, s.11 (repairing obligations)
- Housing Act 1988, s.8 (grounds for possession)
- Protection from Eviction Act 1977, s.3
- GOV.UK — Renting: repairs
This page is general information about the law in England & Wales, not legal advice. Legislation and figures can change — for advice on your circumstances, contact us. Authorised and regulated by the Solicitors Regulation Authority.