Most housing law content focuses on tenant rights — but landlords have rights too, and enforcing them correctly matters enormously. A landlord who gets the process wrong risks an unlawful eviction claim, criminal prosecution, or a void possession order. This article explains the main rights and the rules governing them, updated for the Renters' Rights Act 2025. For the tenant's perspective, see the Renters' Rights Act article.
Right to possession: now grounds-based only
Since October 2026, Section 21 "no-fault" notices no longer exist. To recover possession of a private rented property in England, a landlord must serve a Section 8 notice under Schedule 2 to the Housing Act 1988, citing a valid statutory ground. The most commonly used grounds are: Ground 8 (mandatory) — at least three months' rent arrears at the date of notice AND the date of hearing; Ground 10 (discretionary) — some rent arrears; Ground 11 (discretionary) — persistent delay in paying rent; Ground 1A (new, mandatory) — landlord intends to sell the property; Ground 14 (discretionary) — nuisance or anti-social behaviour. For the step-by-step process, see the Section 8 eviction notice guide.
Right to recover unpaid rent
Unpaid rent is a debt enforceable through the civil courts. For amounts up to £10,000, issue a claim in the small claims track — no solicitor required. You can use the online HMCTS portal. For larger amounts, use the county court general claim form. Limitation: you have six years from when each rental payment became due to bring a claim. Before issuing proceedings, send a letter before action — see the letter before action guide. Ground 8 possession proceedings and a money claim for rent arrears can be pursued simultaneously. Judgment for the arrears can be enforced by warrant of control (bailiffs), attachment of earnings, or a third-party debt order — see the enforcement glossary entry.
Right to access the property
Landlords have the right to enter the property to inspect its condition or carry out repairs, but only with 24 hours' written notice and at reasonable times, under s.11(6) of the Landlord and Tenant Act 1985. The tenant's implied right to "quiet enjoyment" — freedom from unreasonable interference with their use of the property — is a common law right that cannot be contractually excluded. Entering without notice (except in genuine emergencies such as a gas leak or flooding) is harassment and potentially unlawful eviction under the Protection from Eviction Act 1977.
Right to make deductions from the deposit
A landlord can deduct from the tenancy deposit for: unpaid rent; damage beyond fair wear and tear; missing items listed in the inventory; and cleaning costs (only where the property is left materially dirtier than it was at the start). Deductions cannot be made for fair wear and tear — normal deterioration from ordinary use. The tenancy deposit must be held in a government-approved scheme throughout the tenancy. Deductions must be proposed to the tenant in writing; if disputed, the scheme's free adjudication service resolves them. See the deposit return guide for the full process.
Right to be informed of disrepair
Under s.11 of the Landlord and Tenant Act 1985, a landlord's duty to repair the structure, exterior, and installations is only triggered once they have notice of the disrepair. Tenants must notify defects in writing; a landlord who acts promptly after notification is not in breach. Document every repair request and your response — this is essential evidence if a tenant later brings a housing disrepair claim. See the housing disrepair guide for the claim process.