Rights as a tenant

Littlelion1866

We are a family of 3 in privately rented accommodation. We’ve lived here 13 years. Never missed a payment, in fact we are a month ahead.
We knew our landlord was underhand to begin with but as we were bankrupt due to my husbands PTSD from his time in the armed forces, we were just happy to have a roof over our heads.
The landlord got rid of the letting agency to rent direct to us. He did not use a tenancy deposit scheme for our £2155 deposit calling it an advance payment.
He has never been great at repairs. Only doing what he’s deemed necessary ie new boiler when old one broke.
He happily ignored issues with the roof leaking. He was informed in 2021 but only took action when we were forced to catch the leaking water in buckets and cover the floor in polythene. Even then work took 8 months to proceed. 

We have defective windows in all upstairs rooms. They either won’t open or won’t shut. Handles are vertical in most cases seized. He has told me he won’t be changing them. 

The combination of leaking roof and lack of ventilation has caused damp and mould issues. I’ve spent a fortune on dehumidifier boxes to try protect our clothes ( they’ve been going mouldy) and sprays to rid the unsightly black mould.
our son has Down Syndrome and has suffered respiratory infections so it’s so important to protect him from mould spores. 

With all of these issues we still haven’t been making too much noise as like I said we feel lucky to have a home at all. Plus at the start of our tenancy the landlord couldn’t have been more helpful. Giving verbal agreement to literally any request. Normally during chats while walking on his land. He’d always say it’s your home do what you like. In turn we have tried to fix minor issues and have not created a fuss around bigger ones.
We had been lucky enough to have the use of an adjoining paddock (we live in a farm property the landlord is our neighbour) we kept animals and the landlord even helped with any issues and loaned us his trailer when we needed to transport them. He gave permission for us to keep “dogs” and allowed us to walk them across his land.
Then in 2021 he appeared without warning with some guy to cut the trees. Our gate was padlocked as our son is quite unpredictable. So it was basically locked to keep him safe.
The landlord was incandescent with rage. He started throwing around accusations and suddenly became really unreasonable. He removed use of the paddock almost as punishment for him being unable to get into “ his property”
my husband bit his tongue but later called to remonstrate at being spoken to in such a way in front of the workman. And to point out we had no idea he was coming.
I then got involved through fear of losing our home. As it was during the pandemic I had a zoom meeting with him. During which time I asked for payment of electricity he owed us. He has a workshop which is powered from our electricity supply. Not once has he paid what he’s used even though he said he would when we moved in. 

I also listed the jobs we’d told him about ( that he denied any knowledge of) he promised to sort them. He didn’t.

In October 2024 he told us there would be a rent rise on 1 January 2025. It was reasonable so we agreed. He promised to get the new contract sorted in plenty of time. I reminded him in December and he said he was checking details. I asked a further 2 times and was ignored. Messages read but not responded to. As we get housing benefit I needed the new paperwork as proof. I told him this and that I’d be unable to pay the increase.

Fast forward to June 11th 2025 finally the day the work on the roof was completed I received a phone call from the landlord.
He went straight into a rant about us not paying the rent increase. Not letting him in his property. (He has visited at least 5 times since November 2024 and been in all rooms of the house apart from the living room and garage) He said there should have been 6 monthly inspections but that was the first we’d heard of them in 13 years and then the best bit was the property was strictly no animals??? Yet he’d even given us 7 ducks that needed rehoming. 

After the last 4 years of feeling very insecure in the house I finally exploded at the rubbish he was spouting and told him he was a bare faced liar. That he needed To work on his communication and that he’d allowed the house to literally fall down around our ears. 

I hung up but sent proof of my attempts to get the paperwork for the rent rise and his letter promising the new contract. He’s not read his messsges. 

Just before I hung up he told me we should look for alternative accommodation.
so thank you if you’re still reading. I know it’s a novel. But what are our rights and what should our next move be?
if we could afford to move we would have years ago. Obviously he won’t be giving out references. He is far too unreasonable for that. Plus we have 6 dogs. Yes excessive but acquired with permission and knowledge of the landlord and they have been invaluable in my husbands recovery. In 2017 he was in a residential trauma therapy unit on suicide watch. The dogs are his family. 
Any help or advice would be greatly appreciated. Thank you 

Littlelion1866

I forgot to mention we have never had a safety certificate for our boiler. It has been serviced now and again, certainly not annually by a guy not qualified to issue the correct certification. 

Exodi

Sorry that was a lot to digest, I think a lot of this is probably just venting for you from what sounds like a long and tumultuous relationship.

My view is much simpler - you need to move out. With everything you've said it sounds obvious. 

Is your current rent in line with the rest of the market, or is it dirt cheap (which might be one of the motivations to stay here)?

Regarding the deposit/advance payment, if he wants to consider it an advance payment then great, just make sure you total up all the rent that has been paid so that you are square at the end. Having no deposit makes it harder for him to start arguing that he wants to deduct money to replace the carpets or whatever.

You say you can't move out financially - if you can't save a grand or two for this, maybe head over to the DFW forum to tighten up the budget. Unfortunately, as you identity, 6 dogs is excessive and will severely limit your options. It does appear your options are save up or shut up, unfortunately. Demanding he does more would likely see a s21 served as he's already suggesting you should think about moving out (eventually, though it may take a while to serve a valid notice by the sounds of it!).

ButterCheese

The landlord has broken more rules than you have.  I'm sure you've done this already, but I'd be collating all evidence (or documenting lack of it) in a pack.  Maybe get it all scanned if you don't have it digitally.  Perhaps do a written timeline of everything that has happened since you moved in.  It might be that the landlord is preparing a section 21, in which case you can appeal with all the problems you have mentioned.  Things like taking pics of the boiler with its last service sticker on, if it even has one.  And the statement to show you have paid the security deposit with a note to say you have not received confirmation of it going into a tenancy deposit scheme.

If you have anything in writing to say he agreed to fix x,y and z, include that.  And was there anything in writing that can prove he agreed to you keeping pets/animals?  

Take photos of the damp too - this is of utmost importance and should really be prioritised above all else.

I know you've said you can't afford anywhere else, but is there really nowhere else you could move to?  I'm not saying you shouldn't fight this, but what with your family's health needs, it does seem like a long road ahead.  Greengrass has obviously had his nose put out of joint over the padlock issue and it seems unlikely he will do all the necessary repairs in quick time.  It will become a greater risk when winter starts when you can't leave windows open

sgthammer

If your housing doesn't meet tolerable standards, you can apply to what's called the First Tier Tribunal for an improvement order. You'll want to give as much detail as possible, including photographs etc.

The process is slightly different north and south of the border, and it looks like there's a fee for the application in England, but you may qualify for help with that.

https://www.gov.uk/government/publications/housing-act-2004-and-housing-and-planning-act-2016-cases-t543/guidance-on-housing-act-2004-and-housing-and-planning-act-2016-cases-t543

How long it takes is slightly in the lap of the gods, but you seem to have a good case for enforcement.

Emmia

sgthammer said:

If your housing doesn't meet tolerable standards, you can apply to what's called the First Tier Tribunal for an improvement order. You'll want to give as much detail as possible, including photographs etc.

The process is slightly different north and south of the border, and it looks like there's a fee for the application in England, but you may qualify for help with that.

https://www.gov.uk/government/publications/housing-act-2004-and-housing-and-planning-act-2016-cases-t543/guidance-on-housing-act-2004-and-housing-and-planning-act-2016-cases-t543

How long it takes is slightly in the lap of the gods, but you seem to have a good case for enforcement.

But this action, and any enforcement isn't likely to improve relations with the landlord, it's likely to just inflame them further. 

The only solution really is moving, that will be difficult with six dogs (I'd say you should re-home (some of) them, but I appreciate that's easier said than done), but unfortunately I'm not sure there's really an alternative.

Exodi

Emmia said:

sgthammer said:

If your housing doesn't meet tolerable standards, you can apply to what's called the First Tier Tribunal for an improvement order. You'll want to give as much detail as possible, including photographs etc.

The process is slightly different north and south of the border, and it looks like there's a fee for the application in England, but you may qualify for help with that.

https://www.gov.uk/government/publications/housing-act-2004-and-housing-and-planning-act-2016-cases-t543/guidance-on-housing-act-2004-and-housing-and-planning-act-2016-cases-t543

How long it takes is slightly in the lap of the gods, but you seem to have a good case for enforcement.

But this action, and any enforcement isn't likely to improve relations with the landlord, it's likely to just inflame them further. 

The only solution really is moving, that will be difficult with six dogs (I'd say you should re-home (some of) them, but I appreciate that's easier said than done), but unfortunately I'm not sure there's really an alternative.

Agreed and this is what I wanted to say in response to ButterCheese also, but I didn't want to be seen as forcing my own opinion.

I'm not sure what kicking up a fuss with the landlord solves and if I'm totally honest I think it would be counter-productive because at the moment the landlord could not evict the OP because they could not serve a valid s21.
This could be exactly the reason the LL instead suggests the OP should look for alternative accommodation.

Forcing the landlord to issue a gas safety certificate, EPC, how to rent guide, clarifying the details of the deposit, etc would potentially remove the obstacle (an uncompliant s21) that currently prevents the landlord pursing eviction.

I suspect the rent is cheap also (as if it was expensive, even more reason for the OP to move Heaven and Earth to move out).

Likewise I agree with your response on the 6 dogs, that will rule out a significant amount of properties. To look at it another way, the husbands mental condition may be improved by being in a better living situation.

marcia_

 The landlord asking you to leave isn't enough. He must follow the legal process including the return of your deposit which will help in finding a new place which you should definitely start looking for 

https://england.shelter.org.uk/housing_advice/eviction

https://england.shelter.org.uk/housing_advice/eviction/section_21_eviction

https://england.shelter.org.uk/housing_advice/tenancy_deposits/tenancy_deposit_protection_rules

Exodi

marcia_ said:

 The landlord asking you to leave isn't enough. He must follow the legal process including the return of your deposit which will help in finding a new place which you should definitely start looking for 

https://england.shelter.org.uk/housing_advice/eviction

https://england.shelter.org.uk/housing_advice/eviction/section_21_eviction

https://england.shelter.org.uk/housing_advice/tenancy_deposits/tenancy_deposit_protection_rules

The LL suggests there is no deposit and the lump sum provided is just rent in advance. Cynically you could suggest that the LL has only taken this stance because he realises the penalty for not protecting the deposit, but I'd argue position also helps the OP also because it means it's much harder for the LL to make deductions when they eventually move out, and the OP doesn't have to pay rent in their final month, which they could use for a deposit on a new property.

Of course if they do pursue arguing it was a deposit (perhaps by digging out the agreement/old communications), they would be entitled to sue for 1-3x the deposit amount for lack of protection.

Also, if it was deemed to be a deposit, practically it would not help the OP in finding a new place, as deposits are typically returned 1-2 weeks after vacating a rental, whereas they are typically required before you can move into a new one.

This means unless the OP bridges the gap by staying with friends/family or in a hotel for a week or two, they'd likely have to fund the deposit on the new place out their own pocket, knowing they should be refunded the old deposit shortly after.

HillStreetBlues

To be blunt you have limited options moving wise, your profile will put you at the bottom of most landlords lists. The best value ones will be snapped up and LL will have a choice of tenants. That leaves either overpaying, which sounds like you can't, or ending up with a property no one else wants.

RelievedSheff

It sounds as though it would be beneficial for your husbands and your sons health for you to just accept it is time to move on.

Would you really want to continue living there with the landlord living next door who you have fallen out with?

Sometimes you just have to cut your losses and move on.

It may make it easier to move if you reduce the number of dogs you have. I know this is a difficult choice but sometimes needs must and finding a rental property while you have six dogs is going to be nigh on impossible.