Advice Archives - Property118

Rent increase for long-term tenants – new S13 form 4a?

Author: Readers Question

2nd June 2026, 3 weeks ago | 2

I am due to give my tenants a rent increase soon, using the new Section 13 form 4a. The tenants...

Dog looking out apartment window after tenant requests permission to keep a pet in a no-pets building

How should I respond to a pet request in a no-pets tenancy?

Author: Readers Question

20th May 2026, 1 month ago | 34

Hello all, we have just received a request for a pet (dog) in our apartment block. The tenant has been...

Piggy bank with coins and a question mark illustrating a tenancy deposit dispute and outstanding rent arrears

Does Section 213 apply if money is used for arrears first?

Author: Readers Question

27th April 2026, 2 months ago | 2

I am trying to understand the precise scope of section 213 Housing Act 2004 as amended by section 184 Localism...

Your rent review clause is void. Here is the only legal way to increase rent in England now

Author: Tauhid Islam

14th April 2026, 2 months ago | 54

Picture this. You have a tenancy agreement you have been relying on for years. It has a clause saying you...

Water leak dripping into a bucket on a living-room floor, illustrating a delayed-reported leak causing property damage.

Can delayed reporting of a leak make a tenant liable for damage?

Author: Readers Question

4th December 2025, 7 months ago | 5

My tenant of 14 years reported a puddle on her carpet, which she had noticed three weeks ago, and she...

Dog resting on floor with symbols questioning and prohibiting pets in rental property

Do head lease terms override tenant pet requests?

Author: Readers Question

27th November 2025, 7 months ago | 5

Hello, hopefully a quick question. It is my understanding that if a Head Lease (from the freeholder) prohibits pets residing...

Refund policy graphic with house keys illustrating unexpected rent refunds

Rent refund to all tenants years after S21 eviction?

Author: Readers Question

21st November 2025, 7 months ago | 6

Do any landlords know why several former tenants (who each rented a self-contained flat within a very large house) might...

Mystic Mortar landlord horoscope featured image for Friday, 10 October 2025

Mystic Mortar Landlord Horoscope – 10 Oct 2025

Author: Property118.com Landlord News Team

10th October 2025, 8 months ago | 0

Mystic Mortar’s Landlord Horoscope Edition: Friday 3 October 2025 Welcome, star-gazers and key-holders, to another week where the skies sprinkle...

Hand operating circuit breaker in communal electric meter cupboard with padlock and question mark symbol.

Tenant tampering with metering safety?

Author: Readers Question

8th October 2025, 8 months ago | 4

Hi, we have a tenant in arrears who appears to have had previous landlords turn off his electricity. In our...

Hourglass with blue sand and overdue stamp symbolizing eviction delays

Bailiff waiting times and rent arrears piling-up?

Author: Readers Question

1st October 2025, 9 months ago | 35

Dear all, hope all of you are keeping well and many thanks for your time with this post. The purpose...

Finger pressing a keyboard key labeled “Compensation” with a question mark above.

Tenant claims compensation for failure to serve PI?

Author: Readers Question

1st October 2025, 9 months ago | 8

My previous letting agent found the current tenant in 2018 and managed the property until 2021. During that time, the...

Man inspecting water damage on floor with question mark symbolizing uncertainty about repairs.

Management not responding to water damage?

Author: Readers Question

17th September 2025, 9 months ago | 4

I had a leak from the stopcock in the foyer in a block of 8 studio flats where I own...

Woman sitting on sofa with head down, symbolizing stress and uncertainty about housing safety.

Unofficial abusive partner has taken over flat?

Author: Readers Question

17th September 2025, 9 months ago | 8

Hi, we have a studio flat rented to a single vulnerable lady, who we were introduced to by the local...

Landlord reviewing documents with a stamp, considering licensing requirements.

HMO licence application surveyor issue?

Author: Readers Question

9th September 2025, 9 months ago | 2

Hello Everyone, I have a some HMO properties that are shortly due to be subject to additional licensing scheme by...

Tenant dispute with landlord over harassment and eviction issues highlighted by unhappy face rating scale.

Harassment and illegal eviction claim – not yet gone to tribunal?

Author: Readers Question

9th September 2025, 9 months ago | 13

Hello, I’m a landlord managing a tenancy situation that has gone badly wrong. We’ve been hit with a letter before...

Comparison of leasehold and freehold property ownership with a question about selling a house

Right for refusal to purchase freehold?

Author: Readers Question

1st September 2025, 10 months ago | 6

We are leaseholders of three flats within a block. Beneath its are some shops. We found out by accident that...

Technician inspecting drain with CCTV camera to identify pipe damage during home-buyer survey

Home-buyer CCTV Surveys?

Author: Readers Question

7th August 2025, 11 months ago | 5

Following the advice of their Home-buyer surveyor, my purchasers had a Home-buyer CCTV Pipe Survey done on the house I’m...

Illustration of house downsizing concept with green arrow and question mark.

Downsizing BTL portfolio and falling foul of non-qualifying lease conditions?

Author: Readers Question

6th August 2025, 11 months ago | 3

I am in the process of downsizing my BTL portfolio (2 long leasehold flats and 1 freehold house), which I...

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