Advice on rent, illegal eviction or problems with landlords

Enforcement action against landlords

Enforcement Notices for properties that are in serious disrepair

The Council has a duty to take enforcement action to address category 1 hazards. We also have powers to address significant category 2 hazards.

Civil Penalties

Under the Housing and Planning Act 2016 the council can now issue a civil penalty of up to £30,000 to a landlord for an unlicensed property and other offences as an alternative to prosecution. If you think the property you are renting is unlicensed you can report it.

Banning Orders

The Housing and Planning Act 2016 gives Local Authorities the power to apply to the first-tier tribunal for banning orders for persons who have been found guilty of banning order offences.
View the list of offences

Rogue Landlord Checker

Redbridge council is participating in the Rogue Landlord and Agent Checker. Check if your landlord or managing agent has been recorded on this database.

 

Rent Repayment Orders

What is a Rent Repayment Order?

A Rent Repayment Order occurs when a tribunal orders a landlord or agent to repay rent to tenant(s) because they have broken the law. This is usually between 6 months and 1 year of rent. For example, if you paid £1000/month in rent, you could get a RRO for £6,000 - £12,000.

What can I get a Rent Repayment Order for?

Most commonly you are entitled to a RRO if:

• your landlord or letting agent has failed to get a valid property licence
• your landlord or letting agent has a property licence, but there are too many people living in the property
• your landlord or letting agent has obtained a property licence now, but they should have got the licence earlier
• your landlord has been prosecuted by the council
• your landlord has had a civil penalty issued against them by the council
• the council has served an Improvement Notice on your landlord, and they haven’t carried out the repair works
• you have been unlawfully evicted

What to do if you believe you are entitled to a Rent Repayment Order?

You can contact Justice for Tenants on 020 3476 6648 or email info@justicefortenants.org to get more advice or representation

Rent increases

Your tenancy agreement should include how and when the rent will be reviewed.

There are special rules for increasing protected (sometimes known as ‘regulated’) tenancy rents.

When your landlord can increase rent

For a periodic tenancy (rolling on a week-by-week or month-by-month basis) your landlord can’t normally increase the rent more than once a year without your agreement. For a fixed-term tenancy (running for a set period) your landlord can only increase the rent if you agree. If you don’t agree, the rent can only be increased when the fixed term ends.

General rules around rent increases

For any tenancy:

• your landlord must get your permission if they want to increase the rent by more than previously agreed
• the rent increase must be fair and realistic, ie in line with average local rents
• how your landlord must propose a rent increase
  
  If the tenancy agreement lays down a procedure for increasing rent, your landlord must stick to this. Otherwise, your landlord can:
• renew your tenancy agreement at the end of the fixed term, but with an increased rent
• agree a rent increase with you and produce a written record of the agreement that you both sign
• use a ‘Landlord’s notice proposing a new rent’ form, which increases the rent after the fixed term has ended
  
  Your landlord must give you a minimum of one month’s notice (if you pay rent weekly or monthly). If you have a yearly tenancy, they must give you 6 months’ notice.

  Rent disputes

  You can apply to a tribunal to decide on certain rent disputes in England.

Rent increase

You can only apply to the tribunal if:

• you have an assured or assured shorthold tenancy
• your rent’s been increased as part of a ‘section 13 procedure’ - the letter from your landlord will say if it has, and will tell you more about applying to the tribunal
  You must apply before the new rent is due to start.

New rental terms

You can ask the tribunal to decide new rental terms when you renew your tenancy.

Rent set by rent officer

Contact the Valuation Office Agency if you have a regulated or protected tenancy. If a rent officer has set your rent before, the only way to increase it is to have a rent officer set a new rent. If a rent officer hasn’t set your rent before, they can set a rent limit. The landlord can’t charge more. You can appeal against a rent officer’s decision. They may pass your case to a tribunal, which can make a final decision on the rent.

Other problems you might face

There are legal protections for some of the most common problems you might experience during your tenancy.

Rent Arrears

Your landlord can evict you if you fall behind with your rent - you could lose your home. You can get advice if you’re in rent arrears or having difficulty paying your rent from:

• Money Advice Service
• Shelter
• Citizens Advice

Illegal Evictions

If you are being forced out illegally, contact the police and the Council. If your landlord wants you to leave the property, they must notify you in writing, with the right amount of notice – you can only be legally removed from the property with a court order.

For more information visit our housing webpages 

Letting Agents

If you have a complaint about a letting agent’s service and they don’t resolve your complaint, you can complain to an independent redress scheme. Letting agents must be a member of a government approved redress scheme.

Financial Problems

If you are having financial problems, or are falling into rent arrears, speak to your landlord as they may be helpful, and are likely to be more sympathetic if you talk to them about any difficulties early on. Should you need further help contact the homeless prevention team, Citizens Advice or Shelter as soon as possible.

Harassment

Contact the Council or police if you are being harassed or plagued by announced visits from your landlord, or if more urgent dial 999.