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Landlord & Tenant Dispute Solicitors

Landlord and tenant disputes cover a wide range of rights on both sides — and both parties have more legal protection than they realise.

From deposit disputes and rent arrears to unlawful eviction, rent review, and lease breach — the legal relationship between landlord and tenant is governed by statute and the terms of the tenancy agreement. Whether you are a tenant whose rights have been breached or a landlord with a problem tenant, a solicitor will advise on your rights and the most effective route to resolution.

Deposit disputes & deductions Unlawful eviction & harassment Rent arrears recovery Free initial consultation

Common Disputes

Landlord and tenant disputes — the most frequent legal issues.

Most landlord and tenant disputes involve specific, identifiable legal rights. Understanding those rights — and how to enforce or defend them — is the starting point for every case.

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Tenancy deposit disputes

Landlords can only make deductions from a deposit for specific purposes — damage beyond fair wear and tear, unpaid rent, cleaning where the property was left in an unreasonable state. Disputed deductions must be resolved through the deposit scheme's dispute resolution service, or through the county court. If the deposit was not protected, the tenant can claim 1–3 times the deposit amount. A solicitor will assess the deductions and advise on the strongest route to recover the deposit.

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Unlawful eviction and harassment

Removing a tenant without a court order, disconnecting utilities, removing doors or windows, persistent visits or threats — these are offences under the Protection from Eviction Act 1977 carrying criminal liability and civil damages. An unlawfully evicted tenant can obtain an emergency injunction for re-admission and substantial compensation — potentially several times the rental value — for the period of unlawful exclusion. A solicitor will act urgently where unlawful eviction has occurred.

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Rent arrears recovery (landlords)

Where a tenant has accrued rent arrears, a landlord can pursue possession under Section 8 and separately recover the arrears as a judgment debt in the county court. Judgment can be enforced by High Court Enforcement Officers, a charging order on any property the tenant owns, or an attachment of earnings. A solicitor will advise on the most effective combination of possession and debt recovery proceedings to maximise recovery.

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Rent increases and fair rent

For assured tenants, rent can only be increased by the procedures set out in the Housing Act 1988 — including Section 13 notice of increase, with the tenant's right to refer the proposed increase to the First-tier Tribunal (Property Chamber) for determination of a market rent. Periodic tenants who receive an excessive rent increase notice have a legal right to challenge it. A solicitor will advise on whether the procedure has been correctly followed and whether a tribunal referral is appropriate.

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Breach of tenancy agreement

Both landlords and tenants have obligations under the tenancy agreement — and breach by either party gives rise to legal remedies. Common tenant breaches include subletting without consent, keeping pets in breach of the agreement, and causing damage. Common landlord breaches include failure to carry out agreed repairs, entering the property without notice, and interference with quiet enjoyment. A solicitor will identify the applicable remedy and advise on the most effective way to enforce or defend against it.

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Houses in Multiple Occupation (HMO) disputes

HMO landlords must hold an HMO licence where required and comply with HMO management regulations. Failure to license an HMO or comply with regulations can result in tenants obtaining a Rent Repayment Order — reclaiming up to 12 months' rent — through the First-tier Tribunal. A solicitor will advise tenants on whether an RRO application is available and landlords on their HMO compliance obligations.

How It Works

The most effective landlord and tenant disputes are those resolved before they reach court.

A solicitor's letter often resolves a deposit dispute, a disrepair issue, or a rent recovery claim without the need for court proceedings. A solicitor will identify the fastest route to resolution and act to protect your position throughout.

Submit Your Request
1

Describe the dispute

Tell us whether you are a landlord or tenant, what the dispute is about, and where you are in the process.

2

Solicitor advises on your rights

A specialist identifies your legal position, the available remedies, and the strongest approach to resolution.

3

Free initial consultation

You receive specific advice on your dispute — at no cost and with no obligation to proceed immediately.

Free Initial Consultation

Knowing your legal rights changes the conversation. Get the advice first.

Whether you are a landlord or tenant, a solicitor will tell you exactly what you can demand — and how to demand it.

Get Landlord & Tenant Advice

Common Questions

Landlord & tenant disputes — what people ask us.

My landlord is withholding my deposit. What can I do?

If your deposit was held in an approved scheme, the scheme provides free dispute resolution for disputed deductions. You can raise a dispute through the scheme — Alternative Dispute Resolution (ADR) — and the adjudicator will consider the landlord's evidence and decide what deductions, if any, are justified. Where the landlord does not engage with the scheme or the deposit was not protected, county court proceedings can recover it. A solicitor will advise on the strongest route given where your deposit is held.

My landlord keeps entering the property without notice. Is that legal?

No. A landlord must give at least 24 hours' written notice before entering a rented property — except in a genuine emergency. Repeated entry without notice is a breach of the covenant for quiet enjoyment and may amount to harassment under the Protection from Eviction Act 1977. A tenant can seek an injunction preventing further unlawful entry and compensation for distress caused. A solicitor will advise on the appropriate remedies and how to document the repeated entries as evidence.

I am a landlord and my tenant has sublet without my consent. What can I do?

Subletting without consent is typically a breach of the tenancy agreement — giving grounds for possession under Ground 12 of Schedule 2 to the Housing Act 1988 (discretionary). It may also trigger the property being classified as an unlicensed HMO, creating regulatory risk for the landlord. A solicitor will advise on whether to pursue possession, how to obtain the correct licence if needed, and how to regularise or end the subletting arrangement.

Can I apply for a Rent Repayment Order against my landlord?

Yes, where the landlord has committed a relevant housing offence — including operating an unlicensed HMO, carrying out unlawful eviction, using unlawful violence to secure entry, or breaching a banning order. An application to the First-tier Tribunal (Property Chamber) can result in an order for up to 12 months' rent to be repaid. A solicitor will confirm whether the landlord's conduct gives rise to an RRO and manage the tribunal application.

My landlord is threatening to evict me because I complained about repairs. Is that legal?

No. Under the Deregulation Act 2015, a landlord cannot validly serve a Section 21 notice within 6 months of the tenant complaining in writing about repairs, or the council's Environmental Health department issuing an improvement notice. A Section 21 notice served in retaliation during that period is invalid. The tenant can defend possession proceedings on this basis, and the landlord must wait until the 6-month moratorium expires. A solicitor will advise on whether the retaliatory eviction protection applies to your situation.

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