Yes it can, Paul. The cap is on the way up, not the way down. New s.14ZB(5) of the Housing Act 1988, inserted by the Renters' Rights Act, says the tribunal determines the open market rent if that's lower than...
Reply to the comment left by Ross Tulloch at 24/08/2026 - 11:35Rejecting them outright goes further than the Act does. What's prohibited is rent payable before the tenancy is entered into (Tenant Fees Act schedule 1, new paragraph 1(1A)) and...
There's no such thing as an empty night. Council tax is worked out per day, and section 2(2) of the Local Government Finance Act 1992 says you take the state of affairs at the end of the day and treat...
You're right about the start date, but the notice isn't the only clock. Section 16M(4)(b) runs a separate twelve months from the day the claim form is filed, so serve in September, dither, issue in March, and you're banned until...
Worth pushing back on the "Proposed" rejections harder than that, because the framing that a proposal becomes the default once the tenant agrees has it backwards. Agreement isn't what makes it bite. Under s.13(4) of the Housing Act 1988 the...
Reply to the comment left by Ray Davison at 13/08/2026 - 10:19Once you hit the four-point threshold it's £200 for that failure and £200 for every subsequent late submission, and points stop expiring automatically at that stage. Doesn't apply for...
That's fair, it would definitely form part of the argument but it's not completely clear cut in terms of compensation. :) I think the key thing here though is that the delay has been caused by the tenants themselves though....
The ARC wording is an alternative route, not a bar. Employer reference at 2.5x if you can get one, full tenant reference with a Pass if you can't, which is how a student or someone on UC gets referenced at...
Reply to the comment left by DPT at 14:20 That's not the test though. Section 11 asks whether the repair was done in a reasonable time, and an owner-occupier isn't a comparison because nobody owes them a repairing covenant. Someone...
I'd be more careful than the answers above. Heating water is squarely inside s11 of the Landlord and Tenant Act 1985, and six weeks is not a short outage. The Homes (Fitness for Human Habitation) Act 2018 lets a tenant...
You don't need them to talk to you. Apply to DWP yourself for a Managed Payment to Landlord, using the Apply for a Direct Rent Payment service on gov.uk. The old UC47 form went in 2020. Two months of arrears...
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Reply to comment left by Paul at 25/08/2026 - 15:54
Yes it can, Paul. The cap is on the way up, not the way down. New s.14ZB(5) of the Housing Act 1988, inserted by the Renters' Rights Act, says the tribunal determines the open market rent if that's lower than...
Read More →Reply to comment left by Ross Tulloch at 24/08/2026 - 11:35
Reply to the comment left by Ross Tulloch at 24/08/2026 - 11:35Rejecting them outright goes further than the Act does. What's prohibited is rent payable before the tenancy is entered into (Tenant Fees Act schedule 1, new paragraph 1(1A)) and...
Read More →25th August 2026, 4 days ago
There's no such thing as an empty night. Council tax is worked out per day, and section 2(2) of the Local Government Finance Act 1992 says you take the state of affairs at the end of the day and treat...
Read More →25th August 2026, 4 days ago
You're right about the start date, but the notice isn't the only clock. Section 16M(4)(b) runs a separate twelve months from the day the claim form is filed, so serve in September, dither, issue in March, and you're banned until...
Read More →18th August 2026, 2 weeks ago
Worth pushing back on the "Proposed" rejections harder than that, because the framing that a proposal becomes the default once the tenant agrees has it backwards. Agreement isn't what makes it bite. Under s.13(4) of the Housing Act 1988 the...
Read More →Reply to comment left by Ray Davison at 13/08/2026 - 10:19
Reply to the comment left by Ray Davison at 13/08/2026 - 10:19Once you hit the four-point threshold it's £200 for that failure and £200 for every subsequent late submission, and points stop expiring automatically at that stage. Doesn't apply for...
Read More →Reply to comment left by David at 11/08/2026 - 10:58
That's fair, it would definitely form part of the argument but it's not completely clear cut in terms of compensation. :) I think the key thing here though is that the delay has been caused by the tenants themselves though....
Read More →11th August 2026, 3 weeks ago
The ARC wording is an alternative route, not a bar. Employer reference at 2.5x if you can get one, full tenant reference with a Pass if you can't, which is how a student or someone on UC gets referenced at...
Read More →Reply to comment left by David at 09/08/2026 - 14:20
Reply to the comment left by DPT at 14:20 That's not the test though. Section 11 asks whether the repair was done in a reasonable time, and an owner-occupier isn't a comparison because nobody owes them a repairing covenant. Someone...
Read More →7th August 2026, 3 weeks ago
I'd be more careful than the answers above. Heating water is squarely inside s11 of the Landlord and Tenant Act 1985, and six weeks is not a short outage. The Homes (Fitness for Human Habitation) Act 2018 lets a tenant...
Read More →7th August 2026, 3 weeks ago
You don't need them to talk to you. Apply to DWP yourself for a Managed Payment to Landlord, using the Apply for a Direct Rent Payment service on gov.uk. The old UC47 form went in 2020. Two months of arrears...
Read More →