Savage Legal Services

15/06/2026

When a repair complaint becomes a legal problem.

Repair issues are one of those areas where landlords and agents can genuinely feel they’ve done everything right, then struggle to prove it when things turn into a dispute.

A tenant reports a leak, damp, a heating problem or another repair issue.

You respond, ask for access, get a contractor involved, chase dates, reply to messages and try to get it sorted. In practice, that process may sit across WhatsApp, emails, phone calls, inspection notes and your property management system.

The problem often comes later, when it stops being just a repair complaint.

It may then become part of a possession dispute, a disrepair allegation, a rent arrears issue, a complaint to an agent or a local authority enquiry. At that stage, the details start to matter.

Things like:

- When was the issue first raised?
- What exactly was reported?
- Was access requested?
- Were contractors instructed?
- Was the tenant kept updated?
- Were photos or inspection notes kept?
- If there was a delay, why?

These are the questions that come up when the relationship has broken down and both sides remember things differently.

Keeping repair records doesn’t mean mountains of paperwork. It means keeping hold of the original complaint, inspection notes, contractor messages, appointment records, photos, tenant updates and any notes around access issues.

Repairs are messy by nature. Contractors cancel. Tenants aren’t available. Parts need ordering. Small issues can turn into bigger ones.

If things do escalate, being able to show a clear timeline of what was reported, when it was reported and how it was handled can make your position much easier to explain.

11/06/2026

📣Landlords - here is what you need to have ready when a tenant challenges a rent increase.

Since the recent changes, landlords need to use the section 13 process, serve the correct Form 4A and give at least two months’ notice before the proposed new rent is due to take effect.

Rent increases are also limited to once a year.

Tenants can challenge a proposed rent increase if they believe it is above the open market rent.

This means landlords need to consider the evidence they would rely on if the tenant challenged it.

Useful things to have ready include:

✅ The completed Form 4A.
✅ Evidence of when and how the notice was served.
✅ Comparable rental properties.
✅ Market rent evidence.
✅ A record of the current rent and previous increases.
✅ Repair and maintenance records.
✅ Relevant tenant communications.
✅ Any evidence of recent improvements to the property.

If there have already been repair issues, complaints, disrepair allegations or informal rent arrangements, it is worth checking the wider tenancy position before serving the notice.

The problem often comes when a notice is served first and the landlord then tries to pull the evidence together later. Listings may have disappeared, messages may be difficult to find, and the rent history may not be as clear as first thought.

A rent increase may be perfectly reasonable, but the paperwork and evidence still need to support it.

If you are unsure about the correct process, the proposed rent figure, or what evidence you may need if a tenant challenges the increase, I can advise before the notice is served.

04/06/2026

The landlord evidence file: what should be easy to find before there is a dispute.

Once something has gone wrong, landlords can be left trying to pull everything together from emails, WhatsApp messages, photos, invoices, inspection notes and memory.

Good evidence is much easier to collect before there is a problem.

If there are rent arrears, damage, access problems, complaints, repairs or possession issues, the records can quickly become just as important as the issue itself.

A landlord evidence file should usually make it easy to find things like:

• The tenancy agreement or written statement
• Deposit protection information and prescribed information
• Rent payment history and any arrears schedule
• Tenant messages and emails
• Inspection notes and photographs
• Repair reports and contractor records
• Gas safety certificates and other service records
• Complaint records
• Reports of damage or nuisance
• Dates, times and details of key incidents
• Copies of any notices served
• Evidence of how and when documents were provided

A message, invoice, photo, inspection note or dated email can make a real difference when the facts are disputed.

Disputes can be stressful enough without trying to piece together months of evidence after the problem has already escalated.

Good records are not just paperwork. They are often what landlords and agents need when a situation has to be proved, not just explained.

02/06/2026

Landlords and letting agents - if you dealt with the Renters’ Rights Act Information Sheet close to the 31 May deadline, it may be worth checking the file now while it is still fresh.

A few things to check:

- Was the correct official PDF used?
- Did every named tenant receive it?
- Was it sent as an attachment, rather than just a link?
- Was it provided as a hard copy where that was the appropriate option?
- Is there a clear record of when and how it was served?
- If a letting agent manages the property, is it clear whether the agent or landlord dealt with it?

This is the sort of paperwork that can feel fairly minor at the time, especially when landlords and agents are already having to get used to a lot of changes. However, it can become very important later if there is a rent issue, a complaint, a dispute about the tenancy, or a possession matter.

If a landlord thinks the agent dealt with it, and the agent thinks the landlord dealt with it, that gap can cause problems later. The same applies if the document was sent, but there is no proper record of what was sent, who received it, and when.

It is much easier to check and tidy up the position now than try to explain missing records later.

For landlords and letting agents, this is a sensible time to make sure the Information Sheet has been dealt with correctly and that the evidence is there if it is ever needed.

29/05/2026

Final reminder for landlords and letting agents

The 31 May 2026 deadline for the Renters’ Rights Act Information Sheet is now very close.

Where required, landlords and agents need to make sure the official government Information Sheet has been provided to the relevant tenants.

A few points to double-check:

• Has the correct official PDF been used?
• Has it been given to every tenant named on the tenancy agreement?
• Has it been served in the correct way?
• Is there a record showing when and how it was sent?

It is not enough to assume this has been dealt with.

If the property is managed by a letting agent, the agent must provide the Information Sheet to the tenant, even if the landlord has also sent it.

This is a simple step, but one that should be documented properly.

If you are unsure whether this applies to one of your tenancies, I am happy to advise.

Savage Legal Services

26/05/2026

“My neighbour keeps complaining about my tenant. What should I do?”

This can be a really difficult position for landlords.

You might have a neighbour reporting noise, shouting, visitors at all hours, rubbish being left, damage, parking issues, threats, or police being called.

At the same time, the tenant may be saying none of it is true.

So where does that leave the landlord?

Since the Renters’ Rights Act changes came in, landlords need to be careful about how these situations are handled, especially if possession is being considered.

Anti-social behaviour may fall under the relevant Section 8 ground, but it is not usually enough to say “the neighbour keeps complaining” or “everyone knows what has been going on”.

The important question is:

What can actually be evidenced?

That means keeping a record of things like:

- What happened
- When it happened
- Who reported it
- Whether anyone else witnessed it
- Whether the police, council or managing agent were involved
- What was said to the tenant
- Whether the tenant responded
- Whether it happened again
- Any messages, emails, photos, videos or reference numbers

This does not mean every complaint will justify possession.

It also does not mean landlords have to ignore serious behaviour.

But if things do escalate, having a clear timeline can make the situation much easier to assess.

ASB cases can get messy very quickly, especially where there are neighbour disputes, conflicting accounts or repeated complaints over time.

If you are a landlord or letting agent dealing with anti-social behaviour concerns, I am happy to advise.

Savage Legal Services

21/05/2026

Landlords and letting agents: some familiar instructions now need more care.

Since the Renters’ Rights Act changes came into force, some situations that used to feel straightforward now need a more careful process.

That could include things like:

- Considering tenants who receive benefits
- Considering applicants with children
- Responding to pet requests
- Increasing rent
- Dealing with possession where an old fixed-term agreement has ended
- Checking tenancy paperwork and written information requirements

For landlords and letting agents, the issue is not about making things difficult. It is about making sure the right process is followed, the decision is recorded, and everyone understands the position before action is taken.

For example, a blanket approach to tenants on benefits, children or pets may create problems.

Rent increases need to follow the correct route.

Possession needs to be considered through the correct legal grounds.

And tenancy paperwork needs to match the current rules.

Before acting, it is worth asking:

- Does the current law allow this approach?
- Is there a required process to follow?
- Has the reason for the decision been recorded?
- Is there evidence to support the position?
- Would legal advice help before the next step is taken?

The new rules have changed the way some common landlord and letting agent decisions need to be handled.

Savage Legal Services provides legal support for landlords and letting agents across England, including advice on possession, rent increases, pet requests, tenancy paperwork and landlord and tenant disputes.

20/05/2026

Landlords with only verbal tenancy agreements have you provided a written statement of terms to your tenants in accordance with the new regulations which can be found here:

https://www.legislation.gov.uk/uksi/2026/324/contents/made

This must be done by 31 May 2026 or you could receive a hefty fine from the local authority.

If you need any help please get in touch.

These Regulations set out the tenancy terms and other information which landlords of relevant private rented sector assured tenancies in England (or their contractors, as the case may be) must include in the written statement they give to their tenants under section 16D of the Housing Act 1988 (“t...

19/05/2026

Landlords and letting agents: 31 May deadline

The 31 May 2026 deadline is approaching for the official Renters’ Rights Act Information Sheet 2026.

Where required, this must be provided to tenants by landlords or letting agents.

This may apply to existing assured or assured shorthold tenancies in England that were created before 1 May 2026, where there is a written tenancy agreement or another written record of the tenancy terms.

A few points to check:

• Has the correct official government PDF been used?
• Has it been given to every tenant named on the tenancy agreement?
• Has it been sent as a PDF attachment or provided as a hard copy?
• Has evidence of service been kept?

Sending tenants a link to the document is not enough.

If a letting agent manages the property, the agent must also provide the Information Sheet, even if the landlord has already done so.

Where an older tenancy was based entirely on a verbal agreement, different written information about the key terms of the tenancy may be required instead.

Savage Legal Services provides legal support for landlords and letting agents across England, including advice on tenancy paperwork, Renters’ Rights Act changes, possession notices, rent increases and landlord and tenant disputes.

15/05/2026

“No pets” used to feel like the simple answer.

For landlords and letting agents, pet requests now need a bit more care.

That does not mean every request has to be accepted. There may be perfectly valid reasons to refuse, including the size or suitability of the property, lease or freeholder restrictions, the type of animal being requested, or specific issues linked to the property or other occupiers.

But a blanket refusal, without proper consideration, may create problems.

The key is to look at each request properly, keep a clear record of the decision, and make sure any refusal is based on the facts rather than general assumptions.

Concerns about damage are understandable, but they need to be handled carefully. The safer approach is to consider the actual request, the actual property, and the reasons behind the decision.

For letting agents, this is one of those areas where a simple internal process could save a lot of awkward conversations later.

Pet requests may seem minor, but handled badly, they can quickly become another avoidable tenancy dispute.

Savage Legal Services advises landlords and letting agents on housing litigation and tenancy disputes across England.