How to Handle Tenant Disputes
- kpayne28
- Aug 6
- 4 min read
With the new Renters’ Rights Bill due to come into force, there’s a lot of confusion among landlords around tenants’ rights. As dispute resolution solicitors, we often advise landlords on how to handle tenant disputes in relation to their rental properties. In this blog, we look at landlord responsibilities so you can deal with a tenancy dispute in accordance with the proposed legislation changes.
The Renters’ Rights Bill
In July 2025, the House of Lords sat for the Report Stage of the Renters’ Rights Bill. With the parliamentary summer recess now in progress[LS1] , the Bill may be re-examined with the aim of becoming law between October 2025 and January 2026.
At the time of writing, the impact of the Bill is still being assessed as there are concerns that the Courts are not ready to handle contested eviction cases. Some of the most contentious changes include the removal of Section 21 ‘no-fault’ evictions. If you are a landlord, you will no longer be able to evict tenants without a legally valid and well-defined reason. Instead, the Bill will require you to provide evidence of specific grounds for possession.
Under the Bill, landlords will only be allowed to increase rent once a year within market prices and they cannot ask for more than one month’s rent in advance. There will be a new Rented Sector Landlord Ombudsman to provide impartial resolution for tenant complaints. There will also be a new landlord database where all landlords will need to be registered.
Landlords will no longer be able to unreasonably refuse a tenant to keep pets. Other changes being proposed under the Bill include the abolition of assured short-hold tenancies and the practice of rental bidding (asking for offers above the advertised rent).
Common tenancy disputes
Until the Renters’ Rights Bill comes into force, landlords can abide by current legislation, however, it’s worth understanding the proposed changes. Landlords who begin acting in accordance with the new Bill are less likely to find themselves in breach of tenants’ rights.
The three most common types of tenant disputes include unpaid rent, property damage and antisocial behaviour. Tenancy issues can also arise if you haven’t adhered to your duties as a landlord – for example, failing to carry out maintenance or a repair.
As a landlord, you will need to decide whether a tenant’s behaviour is a breach of tenancy agreement before you can take the appropriate action. We recommend contacting your dispute resolution solicitor to check you are abiding with current law. It’s also important to document every interaction you have with the tenant in case it’s needed in a Court hearing.
How to handle an aggressive tenant
When dealing with an angry or aggressive tenant, it’s vital that you ensure your own safety. If a tenant threatens you with violent behaviour, then you should contact the police.
Speak calmly and communicate clearly to the tenant, explaining all the necessary steps you plan to take to address their concerns including a timeline. If the matter does end up in Court, you will be expected to provide sufficient evidence that you were transparent about any course of action. Respond promptly to any calls, emails or messages in relation to the tenant’s issues.
Tenants’ rights and landlord responsibilities
As a landlord, it’s essential that you have followed all your responsibilities in terms of maintenance, repairs and the provision of safety equipment. Under the Landlord and Tenant Act 1985, you have a legal responsibility to make sure the rental property is safe and habitable. The property must be well-maintained, and any health risks or hazards removed.
Before a tenant moves in, you must check any gas appliances and obtain a Gas Safety certificate. Each year this needs to be reissued within 28 days of the annual check. You must also acquire an Electrical Installation Condition Report (EICR) before a tenant moves in. A registered electrician should carry out a professional electrical check every five years.
In terms of fire safety, there must be adequate provision of equipment such as fire extinguishers, fire blankets and fire alarms if it’s a HMO. All furniture and furnishings must be fire safe and any fire doors/exits must be marked clearly. For all property types, you must also comply with the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022.
Regulations require landlords to install working smoke detectors on every storey of a rented property being used as living accommodation. Carbon monoxide alarms must be installed in every room where there’s a “fixed combustion appliance” such as a boiler (excluding gas cookers). Local authorities can impose a fine of up to £5,000 when a landlord fails to comply.
Once the tenant is in situ, regular inspections need to be made to ensure the safety of your tenants. For guidance on current landlord responsibilities and tenants’ rights, please read our previous blog, Landlord and Tenant Rights.
Use a tenancy dispute resolution solicitor
As a landlord, it’s important that you fully understand your responsibilities and any changes in terms of the Renters’ Rights Bill before attempting to handle a tenancy dispute. Therefore, always speak to an experienced dispute resolution solicitor with property law expertise.
At Salusbury Harding & Barlow, we regularly advise landlords on helping them to navigate and resolve tenancy disputes. Our team offer sympathetic, expert advice to keep you on the right side of current legislation. Whether you have a single rental property or a portfolio, our residential property solicitors can explain any legislative changes that will affect you.
If you’re a landlord or tenant in dispute over a rental property, please get in touch. Email: andrewwhitfield@shbsolicitors.co.uk to arrange a face-to-face or telephone appointment.
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