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Chat with FullHouse ExpertUpdated for Renters' Rights Act 2025. Not a substitute for professional advice.
Tenant hasn't paid rent in 3 months and is refusing to leave? Neighbour disputing your HMO licence? Council threatening enforcement action? FullHouse Expert doesn't give generic answers — it analyses your specific situation, references the relevant legislation, and gives you a clear step-by-step action plan.
“My tenant is 3 months behind on rent. What are my options and what evidence do I need?”
Under the Housing Act 1988 (as amended by the Renters’ Rights Act 2025), you have several options depending on whether your tenancy is periodic or fixed-term. For rent arrears of 3+ months, you can serve a Section 8 notice using Ground 8 (mandatory) and Ground 10/11 (discretionary). You’ll need: a full rent payment ledger showing missed dates, copies of all chasing correspondence, proof the deposit is protected…
Expert continues with full step-by-step guidance, timelines, and evidence checklist…
“I want to sell my rental property but the tenant won’t leave. What’s the process?”
Following the Renters’ Rights Act 2025, Section 21 ‘no-fault’ notices are being phased out. To regain possession for sale, you’ll need to use Ground 1A of Schedule 2 to the Housing Act 1988. You must give at least 4 months’ notice, and you cannot use this ground within the first 12 months of the tenancy. Common mistake: serving notice before the 12-month restriction ends…
Expert continues with full step-by-step guidance, timelines, and evidence checklist…
“The council says my HMO licence is invalid. What do I do?”
First, do not panic — but act quickly. Operating an unlicensed HMO is a criminal offence under Section 72 of the Housing Act 2004. On prosecution the fine is unlimited, or the council can issue a civil penalty of up to £30,000. Your immediate steps: 1) Request the council’s written reasons for their decision. 2) Check whether you can appeal to the First-tier Tribunal (Property Chamber) — the deadline will be stated in the decision notice. 3) Be aware that tenants in unlicensed HMOs can apply for Rent Repayment Orders covering up to 12 months’ rent…
Expert continues with full step-by-step guidance, timelines, and evidence checklist…
“My tenant is subletting without permission. How do I handle this?”
Unauthorised subletting is a breach of the tenancy agreement and can be grounds for possession. Your approach depends on the type of tenancy and what your agreement says about subletting. Step 1: Document the evidence — photos, witness statements, postal redirects, council tax records. Step 2: Write formally to the tenant citing the specific clause in the tenancy agreement that has been breached. Step 3: Consider serving a Section 8 notice using Ground 12 (breach of any obligation of the tenancy) or Ground 14 if there is associated nuisance or annoyance…
Expert continues with full step-by-step guidance, timelines, and evidence checklist…
“I need to increase rent but my tenant is threatening to take me to tribunal. What are my rights?”
Under the Renters’ Rights Act 2025, all rent increases must follow the Section 13 notice procedure. You must give at least 2 months’ notice using the prescribed form. The tenant can refer the increase to the First-tier Tribunal within the notice period. The Tribunal will assess whether the proposed rent is above market rate for the area. Key evidence to prepare: comparable rental values for similar properties within 1 mile…
Expert continues with full step-by-step guidance, timelines, and evidence checklist…
Expert can help you navigate
Powered by the world's most advanced AI — the same technology trusted by global law firms, financial institutions, and enterprise teams for complex document analysis and professional reasoning. FullHouse Expert applies this intelligence specifically to UK property law, tenancy legislation, and landlord obligations.
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