The Tenant Project

Survey Results

Updated In Real Time

What Do We Know So Far...

This project has only just launched and is in the very early stages. We’ll continue to collect survey data from tenants until we have enough to make policy-makers listen.
These figures update in real time as new responses come in – giving us a growing picture of the issues tenants are facing across England and Wales.

Every data point you see here is based on a real tenant’s experience.
Haven’t shared your experience yet? Tick a few boxes. Share your experience anonymously. Help us show the scale of the problem.
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23

No Gas Safety

Gas Safety Certificate

Under the Gas Safety (Installation and Use) Regulations 1998, a landlord must:

  • Arrange an annual gas safety check on every gas appliance and flue in the property by a Gas Safe registered engineer.
  • Provide a copy of the gas safety certificate to existing tenants within 28 days of the check being completed.
  • Provide a copy to new tenants before they move in.
  • Keep a record of the gas safety check for at least two years.

It is illegal for a landlord to rent out a property without a valid, up-to-date gas safety certificate covering all gas appliances provided.

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24

No EPC

Energy Performance Certificate

Under the Energy Performance of Buildings (England and Wales) Regulations 2012, a landlord must:

  • Provide a valid Energy Performance Certificate (EPC) to tenants at the start of a tenancy.
  • Ensure the EPC is valid (certificates last for 10 years) and covers the whole property.
  • Provide the EPC free of charge to tenants before or at the point of moving in.

It is illegal for a landlord to rent out a property without having given the tenant a valid EPC at the outset.

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30

Unlawful Entry

Right to Quiet Enjoyment

Under the Protection from Eviction Act 1977 and the common law right to quiet enjoyment, a landlord or agent must:

  • Give at least 24 hours’ written notice before entering a tenant’s home (except in emergencies like a gas leak or fire).
  • Visit only at reasonable times, unless the tenant agrees otherwise.
  • Respect the tenant’s right to live in the property without interference.

It is illegal for a landlord or agent to enter a rental property without proper notice or consent outside emergencies.

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47

Disrepair Issues

Disrepair

Under the Landlord and Tenant Act 1985, a landlord must:

  • Keep the structure and exterior of the property in good repair (including walls, roof, drains, windows, doors).
  • Keep installations for the supply of water, gas, electricity, sanitation, heating, and hot water in proper working order.
  • Carry out repairs within a reasonable time after being notified of the problem by the tenant.

It is illegal for a landlord to fail to address serious disrepair once they are aware of it.

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19

False Deposit Claims

Tenancy Deposit Protection

When a tenancy ends, the Tenancy Deposit Protection (TDP) Schemes, set up under the Housing Act 2004 – require:

  • Landlords and agents to make genuine, evidence-based claims for any deductions from the deposit.
  • Any disputes to be decided based on proof through the scheme’s adjudication process or, failing that, through the courts.

There is no specific law that directly addresses fraudulent or fabricated claims against a tenant’s deposit. While technically such conduct could amount to fraud under the Fraud Act 2006, in practice:

  • Police and Trading Standards rarely investigate deposit-related fraud.
  • Tenants must dispute claims through the scheme’s internal process, which focuses on resolving the deposit, not punishing false claims.

In some cases, a landlord or agent found to have acted dishonestly could be removed from membership of a deposit protection scheme, but this is extremely rare.

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28

Harassment

Harassment

Under the Protection from Eviction Act 1977, it is a criminal offence for a landlord or agent to:

  • Harass a tenant with the intention of causing them to leave the property or give up their rights.
  • Act in a way that interferes with the peace and comfort of the tenant, or their ability to use and enjoy the property.

Harassment can include:

  • Repeated unannounced visits
  • Threats
  • Cutting off services like gas or electricity
  • Intimidation, abuse, or pressure to leave without proper legal process

It is illegal whether or not the landlord actually succeeds in forcing the tenant out.

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6

Illegal Eviction

Eviction Act 1977

Under the Protection from Eviction Act 1977, it is a criminal offence for a landlord or agent to:

  • Evict a tenant without serving valid notice and obtaining a court possession order (unless the tenant has already lawfully surrendered the tenancy).
  • Use threats, intimidation, or pressure to force a tenant to leave voluntarily without following the legal eviction process.

Even serving an invalid Section 21 or Section 8 notice, and pressuring a tenant to leave before any court process, is unlawful.

Physical lockouts, changing locks, or removing belongings without a court order are criminal illegal evictions.

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15

Illegal Fees

Tenant Fees Act 2019

Under the Tenant Fees Act 2019, landlords and letting agents are prohibited from charging tenants any fees except for a limited list of permitted payments, such as:

  • Rent
  • Tenancy deposit (capped)
  • Holding deposit (capped)
  • Payments for loss of keys, late rent, or other narrowly defined breaches, but only if properly set out and reasonable

It is illegal to charge tenants administration fees, check-in/check-out fees, inventory fees, cleaning charges (unless genuinely due for breach), or other additional sums outside the permitted payments.

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Behind Every Stat Is a Story

These are the voices of real tenants – sharing frustration, fear, and the truth about renting and the impact of rogue landlords.
SURVEY COMMENTS
Deposit didn’t protected and the didnt refunded
Housing disrepair - ignored by landlord - deposit not protected - correct documentation not provided (EICR, EPC or How to rent guide) - landlord came into our property without our permission.
At the end of my tenancy the landlord became quite difficult, she had already put the rent up from 450 to 750 a couple months before I left which was a move to push us out but with no funds available to move i had no choice to stay, and also later finding out im pregnant with my 2nd child and having a 2 year old was becoming stressful. Once served my notice 21 I had no choice to move and whole pregnant myself my mam and my friend all spent a good few hours cleaning and touching ip paintwork ect in the property. So then have the landlady try to dispute me getting my deposit back, but after going through the TDS I own the claim and my full deposit back. The claims she where making where false and she didn't have no evidence to support this. When I had evidence to support everything I said and then was fairly awarded my deposit back.
There were some serious issues with mould and grout when I moved in. I contacted the landlady about it, and she rang me saying that I could move out if I didn't like it (this was on the day I moved in). About 6 months in, there was a mould issue. I reported it to the landlady. She let it slide for 2 months, then had labourers come in to fix it. They did half a job, and I contacted the council. The housing officer came out and reported a list of 30 items that should have been fixed, with electricity being the most important, as it was outdated and potentially hazardous. Soon after, the landlady notified me of a breach of tenancy regarding issues that she had been aware of since the beginning of the tenancy. Her husband had come out multiple times and seen the house, the dogs, and the furnishings of the guest room. The landlady never Section 8, and I had no idea how to proceed with the notice of hearing. This caused stress and concern. After digging around, I discovered the landlady had failed to protect my deposit. In court, the judge suggested a friendly settlement. I handed a settlement proposal to the landlady, and we're now at the latest stages. She is still adopting a belligerent stance, pointing the finger at me, the tenant, rather than taking responsibility for her failings.
Repairs were left undone until.we decided to move elsewhere. Deposit not paid back as per agreement on top of that.
Out of 5 landlords I've had, only one appeared to comply with all requirements - and they were a new landlord. One property landlord made tons of invalid deductions (charged for things which were missing when we moved in, charged for cleaning when the place was cleaner when we left!) and then refused to allow me to dispute the claims because the agent put the wrong person down as the "lead tenant". Also sham independent checkout report where the "independent" person just took the landlords word instead of comparing check-in and check-out inventory... On another landlord was nice, but barely did any paperwork for the property - didn't protect deposit, presented such poor contracts that I ended up providing the tenancy agreement for him to sign! On my last property the landlord failed to fix a leaking roof which dripped into my bedroom in multiple places when it rained. I was there for over 3 years, eventually when I kept complaining he tried issuing a Section 21 which was invalid for multiple reasons, including incorrect information on the notice and he failed to protect the deposit - he then started verging on harassing aggressive emails when I refused to move because the notice was invalid - I had to present him with a solicitors advice laying out what he could/couldn't do legally. He claimed he wanted to sell the property because he couldn't afford to fix the roof, when I eventually moved out I know he did a fix to the roof and put it back on the market within a week for rent... the neighbour told me he did this with the previous tenant too. He was also a landlord with multiple properties, who only cared about the money - currently trying to get penalty for his various failures to meet legal requirements
I had water coming through my ceiling lights, I have videos
The issues that we reported during our tenancy were added to a deductions list when we claimed our deposit. Not only that, we found out our deposit was not protected. We also found out from previous tenants, that some didn’t get their deposit back. It looks like the landlord has been operating like this for years with no legal repercussions.
Lots of infrastructural damage that wasn’t fixed, broken garage that was inaccessible even though it was in my contract to use, deposit still not been given back after moving out despite attempting to communicate through emails to letting agent, left me no choice but to take legal action which is still ongoing
Damp and mould in the house ignored Damaged cupboards ignored Shower and shower tray in poor condition, faulty drainage Pigeon mess all over balcony and inability to make use of the balcony as pigeons live there
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The Tenant Project

WHY IS THE LAW BROKEN?

Rogue landlords are breaking the law every day – often without consequence.

From illegal eviction techniques to safety checks, the rules are there, but enforcement is weak or non-existent.

Learn which housing laws are most often ignored, and why we’re campaigning to make them matter.
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The Tenant Project

The Project

We’re building a national picture of what’s really happening in private renting.

The Tenant Project is gathering anonymous experiences from renters across England and Wales to highlight the most common breaches of housing law.

Our goal is simple: to show just how often the law is broken – and how rarely anyone is held accountable. By turning this data into a public report, local dashboards, and direct appeals to MPs, we aim to push councils, regulators, and the government to act.
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