Landlord harassment is a serious problem that some tenants may experience during their tenancy. It happens when a landlord behaves in a way that disturbs a tenant’s right to live peacefully in their home. While most landlords act responsibly, it’s important to know what harassment looks like and understand your rights if it happens to you.
What counts as landlord harassment?
Landlord harassment is any action by a landlord (or their agent) that deliberately disrupts or intimidates tenants. It can range from persistent unannounced visits to more extreme actions like threats of eviction.
Key characteristics of landlord harassment:
Repeatedly disturbing the tenant’s right to quiet enjoyment of the property.
Creating an environment that feels hostile or unliveable.
Using intimidation or pressure to force tenants into leaving or accepting unfair demands.
Understanding what counts as harassment is the first step to knowing how to protect yourself. If you suspect harassment, there are legal protections available to help you stay safe and secure in your home.
Which laws govern landlord harassment?
In the UK, several laws are in place to safeguard tenants from harassment and ensure they can live peacefully in their rented homes. Knowing these laws can help you understand your rights and take action if you need to.
Protection from Eviction Act 1977: This law makes it illegal for landlords to harass tenants by threatening eviction or trying to evict them without following the proper legal steps.
Housing Act 1988: The Housing Act sets out the rights and responsibilities for landlords and tenants in assured shorthold tenancies (ASTs). It helps protect tenants from unfair treatment.
Equality Act 2010: If harassment is related to a tenant’s race, gender, disability, or other protected characteristics, it may also break anti-discrimination laws under the Equality Act.
Human Rights Act 1998: This law protects a tenant’s right to privacy and respect for their home and family life.
10 common examples of landlord harassment
Landlord harassment can take many forms, some more subtle than others. Below are common examples of behaviour that could qualify as harassment:
1. Frequent, unannounced visits and property inspections
Landlords must provide at least 24 hours' written notice before visiting a property, except in emergencies (e.g. burst pipes). Persistent unannounced visits can feel intrusive and intimidating. This is compounded when the landlord appears at odd hours or refuses to respect the tenant’s privacy.
Impact on tenants: These visits disrupt tenants’ right to quiet enjoyment of their home. This can create a hostile living environment.
What to do: Politely remind the landlord of their obligation to provide notice and document instances of unauthorised entry.
💡Editor’s insight: “Quiet enjoyment in tenancy agreements refers to a tenant’s right to live in their property without being disturbed by their landlord. Essentially, negating quiet enjoyment refers to any form of landlord harassment.”
2. Turning off utilities intentionally
Some landlords may try to pressure tenants by cutting off essential services like water, gas, or electricity. This tactic is often used to force tenants to vacate the property or comply with demands.
Why this is illegal: Deliberate disconnection of utilities without cause is prohibited under UK law. It’s also a breach of the landlord’s duty to ensure the property is habitable.
How to handle: You can report the issue to your local council and utility provider, and document the outage.
3. Changing locks without tenant consent
Locking tenants out of their rented home is a clear form of harassment and is strictly illegal without a proper court eviction order. This tactic is often used by landlords attempting to force tenants out unlawfully.
Why it happens: Landlords may resort to this tactic if they want to quickly re-let the property or avoid going through a legal eviction process.
What tenants can do: You can call the police if you’re locked out and file a formal complaint with the local housing authority.
4. Bombarding tenants with excessive communication
Repeated and intrusive phone calls, text messages, or emails - especially at unreasonable hours - are a common form of landlord harassment.
Examples: Sending messages late at night, using threatening language, or overwhelming tenants with excessive demands for payment or access to the property.
How to respond: Keep records of all communications, block the landlord if necessary, and seek advice from a legal professional or a tenant advocacy group.
5. Threatening eviction without due process
Landlords may intimidate tenants by issuing fake eviction threats or implying they can be evicted without legal notice. In reality, landlords need a possession order to begin the eviction process.
Legal requirements for eviction: Evictions in the UK must follow a strict legal process, including serving the correct notice (e.g. Section 21 or Section 8). Tenants cannot be evicted without a court order.
What tenants can do: If you receive an eviction threat, you can request it in writing and verify its validity with Citizens Advice or Shelter.
6. Entering the property without permission
Landlords must respect tenants’ privacy. Entering the property without prior notice or tenant approval - except in emergencies - is harassment.
Examples: Showing up to inspect the property without notice, letting themselves in while the tenant is away, or bringing prospective buyers without the tenant’s consent.
Action to take: Change the locks if necessary (with permission from the landlord) and report unauthorised entries to your local council.
7. Deliberate neglect of property maintenance
Some landlords ignore urgent repairs. Another tactic is to intentionally leave properties in poor condition to force tenants to vacate or accept unfavourable terms.
Examples of neglect: Refusing to fix heating during winter, ignoring water leaks, or failing to address pest infestations.
Tenant options: You can report the issue to your council’s environmental health department or consider arranging the repair yourself and deducting the cost from your rent (seek advice first).
8. Damage to property
In rare cases, landlords might damage the property themselves to make it less liveable. This could include removing fixtures, breaking appliances, or intentionally causing structural issues.
Why this happens: Some landlords believe this tactic will force tenants to leave without a formal eviction process.
How to address: Document the damage with photos or videos and file a formal complaint.
9. Discriminatory or abusive behaviour
Landlords who target tenants based on their race, gender, religion, disability, or other protected characteristics violate the Equality Act 2010.
Examples: Using discriminatory language, refusing repairs, or attempting to evict a tenant due to their background or identity.
What to do: You can report the behaviour to the Equality Advisory and Support Service (EASS) and consider taking legal action for discrimination.
10. Pressuring tenants to leave early
Landlords may use coercive tactics to convince tenants to end their lease early. These include false claims about property sales or renovation plans.
Why this is problematic: Tenants have the right to stay in the property for the duration of their tenancy agreement unless legally evicted.
How to protect yourself: You can request any claims in writing and verify their legitimacy.
What protections do tenants have?
Tenants have robust legal protections in the UK to guard against landlord harassment. These protections ensure tenants can live without fear of undue interference from landlords.
Steps tenants can take if they face harassment:
Document the harassment: Keep a record of all incidents, including dates, times, and the nature of the harassment.
Contact the landlord in writing: Send a formal letter or email outlining the harassment and requesting it to stop.
Seek help from the local council: Many councils have tenancy relations officers who can mediate disputes and take action against landlords.
File a formal complaint: If the landlord’s behaviour doesn’t improve, tenants can escalate the matter to organisations like Citizens Advice or Shelter.
Pursue legal action: In severe cases, tenants can take their landlord to court for harassment and claim compensation for any emotional or financial harm caused.
FAQs
Can I sue my landlord for emotional distress?
Yes, tenants can sue their landlord for emotional distress if the harassment has caused significant psychological or emotional harm. Compensation may be awarded for mental anguish, inconvenience, or financial loss stemming from the harassment. To succeed in court, tenants must provide evidence of the landlord’s behaviour and the impact it had on their well-being.
How can you prove landlord harassment in the UK?
To prove harassment, tenants should collect as much evidence as possible, including:
Records of incidents (dates, times, and descriptions)
Copies of threatening or inappropriate communications
Photographs or videos of any damage caused by the landlord
Witness statements from neighbours or other tenants
Having a detailed and organised record strengthens the tenant’s case if legal action becomes necessary.
Final thoughts
Landlord harassment can disrupt a tenant’s life and create unnecessary stress. By understanding what constitutes harassment, recognising common examples, and knowing the legal protections available, tenants can take informed action to protect themselves.
If you’re facing harassment, don’t hesitate to seek advice from local authorities or a landlord solicitor. No tenant should feel intimidated in their own home, and there are clear paths to ensure your rights are upheld.
References
Harassment and illegal evictions from Gov.uk
Disclaimer: Please note this article is intended for informational purposes only. This article does not advise on a specific situation, and we do not accept any liability for errors, omissions or misstatements. Always seek advice from a professional.