What Makes a Good Tenant Good ? And What Doesn't...: The Position in 2026
What Makes a Good Tenant Good ? And What Doesn't... What Makes a Good Tenant Good ? And What Doesn’t... is an inquiry into the responsibilities and expectations placed on tenants by both landlords and the law. It addresses key issues such as timely rent payments, property maintenance, communication with the landlord, and adherence to tenancy agreements. This question has become increasingly pertinent in 2026 due to new legislation that aims to protect tenant rights more comprehensively while also holding tenants accountable for their actions.
2026 update - Renters' Rights Act 2025: Renting law has changed significantly. The Renters' Rights Act 2025 abolishes Section 21 'no-fault' evictions, ends fixed-term assured shorthold tenancies in favour of rolling periodic tenancies, and creates a new mandatory PRS Landlord Ombudsman plus a Private Rented Sector Database that landlords must join. The Act is being brought in over 2026, so check the current commencement position for any specific provision. See our Renters' Rights Act 2025 guide for the full picture.
What the Law Says
The law governing good tenant conduct is primarily derived from several statutes including the Housing Act 1988, which includes sections on rent arrears (s.8), notice requirements for eviction (s.21), and disrepair (s.13). The Landlord and Tenant Act 1985 (s.11) outlines responsibilities concerning repairs and maintenance that both landlords and tenants must observe. Additionally, the Housing Act 2004 covers nuisance complaints, while the Deregulation Act 2015 introduced changes to tenant fees (s.33). The Tenant Fees Act 2019 further restricts charges a landlord can levy against tenants.
These laws collectively ensure that tenants are expected to maintain their properties in good condition and pay rent on time. Any breach of these provisions could result in legal action by the landlord, potentially leading to eviction if the tenant fails to rectify the situation within a specified timeframe (typically two months). Landlords must also adhere to certain standards as outlined in these acts, ensuring that they provide habitable accommodation and address maintenance issues promptly.
How the Renters' Rights Act 2025 Changes This
The Renters' Rights Act 2025 significantly alters the dynamics between tenants and landlords. Section 21 of the Housing Act 1988 has been abolished, meaning that landlords must now rely on other methods to evict non-compliant tenants. The act also mandates that periodic tenancies start from day one, eliminating the initial fixed-term period during which certain rights are more limited.
The Renters' Rights Act includes an annual rent cap via Section 13. Preventing excessive rent increases and ensuring affordability for tenants. This provision is important in mitigating financial stress caused by sudden or unreasonable hikes in rental prices. the Decent Homes Standard has been extended to include private rented sector (PRS) properties. Mandating that all homes meet basic health and safety criteria.
Awaab's Law, originally introduced to protect social housing tenants, now applies equally to private landlords, ensuring that living conditions are fit for human habitation. At What Makes a Good Tenant Good ? And What Doesn’t..., the establishment of a new Private Rented Sector Ombudsman allows tenants an additional avenue for resolving disputes without resorting to legal action immediately. PRS Database registration requirements ensure transparency and accountability within the rental market.
What This Means for Tenants
Under the Renters' Rights Act 2025, tenants are now expected to be more proactive in understanding their rights and responsibilities. They may be entitled to challenge unfair rent increases or substandard living conditions through the new Ombudsman system before pursuing legal remedies. Tenants should familiarise themselves with the annual rent cap and ensure that any complaints about property maintenance or repairs are documented thoroughly.
Tenants must also remain vigilant in paying their rent on time, as this is a critical aspect of maintaining a good standing relationship with landlords despite changes in other areas. Rent arrears can still lead to eviction proceedings unless tenants can negotiate an alternative arrangement with the landlord or seek legal advice promptly.
What This Means for Landlords
For landlords, the new legislation imposes stricter compliance obligations regarding property maintenance and financial management. They're expected to adhere strictly to Decent Homes Standards and respond swiftly to any issues reported by tenants. Landlords may need to adjust their practices concerning rent collection methods and fee structures to align with the Renters' Rights Act 2025.
Evicting non-compliant tenants is now more challenging without a Section 21 notice, necessitating landlords to be well-versed in alternative legal processes such as issuing notices under other sections of the Housing Act. Effective communication and documentation are key to avoiding disputes and ensuring compliance with all statutory requirements.
Common Scenarios
Scenario 1: Rent Arrears and Maintenance A tenant falls behind on rent due to personal financial issues but has documented multiple maintenance requests that remain unaddressed by the landlord. The tenant may seek advice from local housing authorities or consider engaging a solicitor if negotiations with the landlord fail.
Scenario 2: Unjustified Deposit Deductions Upon moving out, a tenant finds their deposit withheld for minor damages unrelated to wear and tear. At What Makes a Good Tenant Good ? And What Doesn’t..., they can dispute this through the tenancy deposit scheme provider, providing photographic evidence of damage prior to move-in date or any communication regarding necessary repairs during tenancy.
Scenario 3: Harassment by Landlord A tenant experiences continuous harassment from their landlord over non-payment of rent for an extended period despite negotiations and attempts to reach a payment plan agreement. The tenant may file a complaint with the local council's environmental health department, seeking protection under housing legislation.
Evidence Tenants Should Keep
Tenants should maintain thorough records including:
- Rent Receipts: Proof of timely payments. - Correspondence: Emails or letters exchanged with landlords regarding repairs and rent issues. - Photographs/Videos: Documenting property conditions at move-in and throughout tenancy, especially when reporting maintenance needs. - Communication Logs: Tracking all interactions (dates and details) with the landlord or housing authorities.
These documents serve as important evidence if disputes arise over maintenance issues, rent payments, or deposit deductions. Proper documentation can support a tenant's case in mediation, arbitration, or court proceedings.
What to Do If Things Go Wrong
If problems escalate beyond initial discussions:
- Write a Complaint Letter: Clearly outline the issue and request resolution.
- Contact Council Environmental Health: For unresolved maintenance issues impacting health and safety.
- Dispute Through Deposit Scheme Provider: Address any deposit disputes formally.
- Seek Advice from Housing Ombudsman: For impartial mediation on tenant-landlord conflicts.
- Engage PRS Ombudsman: If applicable, for private rental sector disputes.
- First-Tier Tribunal (FTT): Pursue formal legal avenues if previous steps fail to resolve issues.
- County Court: As a last resort, file an official claim through the courts.
Each step should be carefully documented and pursued in sequence, ensuring all options are exhausted before escalating further.
Common Mistakes to Avoid
- At What Makes a Good Tenant Good ? And What Doesn’t..., Withholding Rent for Repairs: This can lead to eviction proceedings; negotiate repairs instead.
- Ignoring Communication from Landlord: Even if it seems negative, responding constructively helps prevent misunderstandings.
- Failing to Document Issues: Lack of evidence weakens tenant's position in disputes over maintenance or deposit refunds.
- Ignoring Legal Advice: Seeking professional guidance can prevent costly mistakes and expedite resolution.
- Neglecting Property Maintenance Reports: Regular reporting keeps landlords accountable for repairs.
- Overlooking Housing Legislation Updates: Staying informed ensures compliance with new legal protections and obligations.
Where to Get Help
For assistance, tenants should consult:
- Shelter (shelter.org.uk): Offers full advice on tenant rights and support services. - Citizens Advice (citizensadvice.org.uk): Provides localised help tailored to individual circumstances. - Local Council Housing Teams: Directly address issues with property conditions or landlord harassment.
Legal aid remains available for certain housing disputes, particularly those involving severe hardship or risk of homelessness. Tenants should explore these resources early to maximise support and outcomes.