Landlord and tenant solicitors advising on residential possession, rent, deposits and disrepair, and commercial leases, renewals and forfeiture.
Landlord and tenant law requires careful compliance with statutory procedures, contractual obligations and strict notice requirements.
We advise landlords, tenants, freeholders, leaseholders, property investors, managing agents and commercial occupiers on residential and commercial property disputes. Our services include possession proceedings, rent recovery, tenancy deposit claims, disrepair, lease renewals, forfeiture, dilapidations and contractual disputes.
Jurisdictional note: The residential private-rented-sector information on this page applies primarily to England. Wales operates a separate occupation-contract regime under the Renting Homes (Wales) Act 2016. Scotland and Northern Ireland also have separate residential tenancy systems.
Important Changes from 1 May 2026
The Renters’ Rights Act 2025 substantially changed private residential tenancies in England from 1 May 2026.
The principal changes include:
These reforms have been in force since 1 May 2026. Only Section 21 or old Section 8 proceedings issued within the applicable transitional deadline—no later than 31 July 2026—may continue under the previous system. GOV.UK: Renters’ Rights Act overview, GOV.UK: possession after 1 May 2026
We assist private landlords, property owners and managing agents with:
We advise on the amended statutory grounds for possession, including:
We prepare and serve compliant Section 8 notices using Form 3A, issue possession proceedings and represent landlords at County Court hearings.
We assist with:
We draft and review:
We also advise on deposit protection, prescribed information, HMO and selective licensing, gas safety, electrical safety, smoke and carbon-monoxide requirements and the written information required under the Renters’ Rights Act 2025.
We advise on:
A residential landlord must not physically remove a protected residential occupier without following the court process. We assist with warrants of possession, County Court bailiffs and, where legally available, transfer for enforcement by High Court Enforcement Officers.
We advise tenants facing:
Urgent remedies may include an injunction, reinstatement, damages and a claim under the Protection from Eviction Act 1977.
A landlord who receives a qualifying tenancy deposit must generally protect it in a government-authorised scheme and provide the prescribed information within 30 days.
Where the requirements have not been met, the court may order:
Deposit non-compliance can also prevent a landlord from obtaining possession on most statutory grounds until the position has been remedied.
We assist tenants experiencing:
Claims may arise under the Landlord and Tenant Act 1985, including the fitness obligations inserted by the Homes (Fitness for Human Habitation) Act 2018, as well as the Defective Premises Act 1972 and the tenancy agreement.
Awaab’s Law currently applies to relevant social housing. Its extension to the private rented sector is planned for a later phase and should not yet be presented as being fully in force for private landlords. GOV.UK implementation roadmap
We advise tenants on:
Area | Landlord’s responsibility | Tenant’s responsibility |
Repairs and fitness | Maintain the structure, exterior and installations for water, gas, electricity, sanitation, heating and hot water, and ensure the property remains fit for habitation. | Use the property in a tenant-like manner, report defects promptly and avoid deliberate or negligent damage. |
Safety | Comply with gas, electrical, smoke-alarm, carbon-monoxide, licensing and other applicable safety requirements. | Permit reasonable access for properly notified inspections and safety checks, subject to the tenancy and right to quiet enjoyment. |
Deposit | Protect a qualifying deposit in an authorised scheme and provide prescribed information within 30 days. | Remain responsible for substantiated damage beyond fair wear and tear and other lawful deductions. |
Access | Normally provide at least 24 hours’ written notice for inspections or repairs and attend at a reasonable time, except in a genuine emergency. Notice does not normally authorise forced entry. | Provide reasonable access in accordance with the tenancy while retaining the right to quiet enjoyment. |
Rent and termination | Use Form 4A for qualifying rent increases and Form 3A when seeking possession under Section 8. | Pay the agreed rent and comply with tenancy obligations. An assured periodic tenant can generally end the tenancy by giving two months’ notice. |
Commercial leases operate under a substantially different legal framework. Residential deposit protection, Section 8 and the Renters’ Rights Act tenancy reforms do not generally apply to business tenancies.
We advise commercial landlords and business tenants concerning shops, offices, restaurants, warehouses, industrial units and mixed-use premises.
We advise on:
Part II of the Landlord and Tenant Act 1954 may give a business tenant security of tenure and a statutory right to request a new tenancy.
We advise on:
The 1954 Act remains the current law. The Law Commission’s commercial-tenancy consultations published in June 2026 contain proposals only and have not changed the existing statutory regime. Law Commission: Business tenancies
We advise on:
Our services include:
We advise landlords and tenants on:
We advise on:
Commercial landlords should obtain advice before changing locks or re-entering premises. An invalid forfeiture may expose the landlord to an injunction, damages and an order restoring possession.
We assist with:
Our landlord and tenant practice also covers contractual disputes arising from:
1. Initial Assessment
We identify whether the arrangement is a residential tenancy, commercial lease, licence, company let, lodger arrangement or another form of occupation.
2. Legal and Compliance Review
We examine the agreement, deposit records, statutory documents, licensing position, correspondence, rent history and evidence of any breach.
3. Notice and Pre-Action Procedure
We prepare the appropriate statutory notice, letter before action or settlement proposal and ensure that service requirements are followed.
4. Court, Tribunal and Enforcement
Where settlement is not possible, we issue or defend proceedings, represent the client at hearings and deal with lawful enforcement.
No. Section 21 was abolished for new notices in England on 1 May 2026. A private landlord must now normally establish a statutory ground for possession and serve a compliant Section 8 notice using Form 3A.
Where rent is paid monthly, mandatory Ground 8 generally requires at least three months’ rent to remain unpaid both when the notice is served and at the possession hearing. A four-week notice period normally applies. Other discretionary rent-arrears grounds may be available below that threshold. GOV.UK: possession grounds
Yes. A qualifying tenant may seek the return or protection of the deposit and compensation between one and three times its value.
Not automatically. Proper notice should usually be provided, but the tenant retains a right to quiet enjoyment. Unless there is a genuine emergency, a landlord should not force entry and may need to seek an injunction where access is unreasonably refused.
Many business tenants have security of tenure under the Landlord and Tenant Act 1954. However, the lease may have been validly contracted out, or the tenancy may fall outside the Act. The lease and statutory notices must be reviewed carefully.
Incorrect notices, missed deadlines and non-compliant enforcement can cause claims to be dismissed and may expose a landlord or tenant to substantial costs and liability.
Contact our landlord and tenant team for practical advice on residential possession, tenancy disputes, commercial leases, contractual claims and property-related litigation.
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Navigating property possession and tenant disputes can be a complex and stressful process for landlords and property owners. Our team of experienced possession proceedings solicitors provides clear, practical, and legally robust representation to help you regain control of your property with minimal delay.
Managing rental properties should be a reliable investment, but dealing with unpaid rent can quickly disrupt your cash flow. Our specialist landlord and tenant solicitors provide expert guidance on rent arrears recovery, tenant communication, and court proceedings to protect your property business.
Whether you are a first-time landlord or managing an extensive residential portfolio, ensuring your agreements align with current housing regulations protects both your investment and your rights. Our property law specialists provide comprehensive guidance on drafting agreements, understanding statutory requirements, and maintaining full legal compliance.
When facing unlawful eviction or harassment, speed is essential. Our expert housing law team takes swift legal action to protect your tenancy and hold offending landlords accountable.
Obtaining a possession order from the court is a major milestone, but it does not automatically give you the legal right to physically re-enter your property or change the locks yourself. Our specialist housing litigation solicitors handle the entire enforcement process quickly, efficiently, and fully within the law, ensuring you regain control of your property without legal liability.
Our website will give you a flavour of the advice we provide - if you would like to talk to us for more information, please contact our client services team who will be happy to assist.
