Examples of Landlord Harassment

When you hand over your property to be lived in by a tenant, you agree to them holding the right to occupy it as their home. That means you can’t just waltz in and out just because you own it. Your tenant has ‘the covenant for quiet enjoyment’, which means that they are entitled not to be unreasonably disturbed or harassed whilst living in the property, and a landlord breaking this would be a ‘derogation of the grant’. Here, we’ll look at some examples of landlord harassment and how to make sure that you’re respecting your tenants’ boundaries.

Examples of landlord harassment

Anything that you do to deliberately disrupt your tenant’s life can be classed as an example of landlord harassment. This could be cutting off their gas, electricity or water supply, opening their post or removing their belongings from the home, verbally or physically abusing them, withholding keys or refusing to carry out repairs.

Examples of landlord harassment can also include illegal eviction. This is if you physically throw your tenants out, change the locks while they’re out or force them to leave the property as a result of you harassing them. If this is the case, your tenant can take legal action against you. Never be tempted to coerce or pressurise a tenant into leaving your property, no matter what they have done. It can be difficult, but try not to make it personal. If you need to evict your tenant for whatever reason, it’s always best to do this with a court order and with the appropriate amount of notice; otherwise, it is not legal.

Let’s take a closer look at examples of landlord harassment below:

• Unannounced visits: Showing up to the rental property unannounced or late at night.
• Entering without permission: Letting yourself into the rental property without having given the 24-hour notice period.
• Intimidation and threats: Using offensive language or violent behaviour to pressurise your tenants into doing something.
• Withholding utilities: Turning off the water, gas, or electricity supply.
• Interfering with mail: Opening up a tenant’s post or withholding it from them.
• Unreasonable rent demands: Raising the rent unnecessarily or threatening your tenants for money they do not owe.
• Failure to maintain the property: Allowing the property to fall into an unsafe living state.
• Blocking rights: Preventing your tenants from having guests over or from being able to access the property.

What can my tenant do if they think I am harassing them?

Tenants will probably react in different ways, but they will be encouraged, firstly, to ask you to stop whatever it is you’re doing. They may do this in writing via the post or email so that they have proof of the correspondence. They may also get in touch with their local council, which could speak to you on the tenant’s behalf or, worse, take action against you if necessary. If the issue persists, they might even report you to the police.

By harassing your tenant, you risk a hefty fine, a criminal conviction or in extreme cases, imprisonment. It’s just not worth the risk – no matter what your tenant may be doing to warrant a negative reaction.

How can I avoid being accused of harassment?

Just because a tenant has accused you of harassing them, it doesn’t necessarily mean that you are. There may be times when you are being wrongly accused. It goes without saying, but the best way to avoid being accused of harassment is to stick to the rules. Try not to visit the property without 24 hours’ advanced notice – more if possible. Never enter the property without your tenant’s permission unless it’s an emergency, and never try to evict a tenant without a court order.

If things become difficult between you and your tenant, avoid visiting them and the property personally. If you do need to visit under strained circumstances, however, it’s a good idea to take along an independent witness with you so that your behaviour cannot be easily twisted and misconstrued in your tenant’s account of events. It’s difficult for someone to prove a negative, so having a witness with you will reduce the chances of your tenant being able to wrongly accuse you.

Tenant and landlord relationships are not always easy. In difficult situations, things can become sour, but it’s so important to put personal feelings to one side and act responsibly and sensibly. There is always something more effective that you can do if you are having a tough time with a tenant, rather than acting in any way that can be seen as an example of landlord harassment. If you are experiencing a situation with a tenant that you’re not sure how to handle, always contact a Landlords Association such as the RLA.

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