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5 Things Landlords Might Not Know They Need
These are not the obvious ones. Gas certificates and deposit protection are well known. These five are the ones that catch landlords out — sometimes years into a tenancy.
A written record of every document you've served
Serving the right documents is only half the job. You also need to be able to prove you served them. A simple document serving record — noting what was served, when, how and to whom — can be the difference between a valid possession claim and a failed one. Courts have rejected possession claims because landlords could not evidence service of the Prescribed Information, the tenant information document or the EPC.
Document Serving Record templateSection 48 notice — your address for service
Under Section 48 of the Landlord and Tenant Act 1987, you must provide your tenant with an address in England or Wales where notices can be served on you. Until you do, the tenant is not legally obliged to pay rent. Most landlords have never heard of this. It is usually included in the tenancy agreement — but if yours does not include it, you need to serve a separate notice.
Section 48 Notice templateWhat happens to belongings left behind
When a tenant leaves belongings behind, you cannot simply dispose of them. The Torts (Interference with Goods) Act 1977 requires you to take reasonable steps to notify the tenant and give them a reasonable opportunity to collect their property. Disposing of belongings without following the correct process can expose you to a claim. The process is straightforward — but you need to know it exists.
Abandoned Belongings guideRent repayment orders — when tenants can claim your rent back
A tenant or local authority can apply to the First-tier Tribunal for a rent repayment order where certain housing-related offences have been committed. For relevant offences committed on or after 1 May 2026, the tribunal can order repayment of up to 24 months' rent. The range of qualifying offences was also expanded under the Renters' Rights Act. Many landlords are unaware this remedy exists until they are facing a claim.
Property licensing handbookThe Fitness for Human Habitation Act — tenants can sue you directly
The Homes (Fitness for Human Habitation) Act 2018 gives tenants the right to take their landlord to court if the property is unfit for human habitation. This includes serious damp and mould, excess cold, structural problems and certain HHSRS Category 1 hazards. Tenants can claim damages and an order requiring repairs — without needing to go through the council first. The Act applies widely across private and social rented tenancies in England, although some arrangements, such as certain licences to occupy, are excluded.
Fitness for Human Habitation guideSave this for reference
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