Landlord Harassment and Illegal Eviction

Under the Protection from Eviction Act 1977, harassment of a residential occupier is a criminal offence. Harassment means acts likely to interfere with the peace or comfort of the occupier, or withholding services reasonably required for occupation, with the intent to cause the occupier to give up occupation, or knowing or having reasonable cause to believe it will cause them to do so.

Examples of landlord harassment include:

• Entering the property without notice or consent (repeatedly or persistently)
• Cutting off or threatening to cut off gas, electricity, water, or heating
• Removing doors, windows, or essential furniture
• Threatening or intimidating the tenant or their family
• Refusing to carry out essential repairs to make the property uninhabitable
• Sending contractors at antisocial hours or carrying out unnecessary noisy works
• Changing the locks while the tenant is out

A landlord can be prosecuted even if they did not intend to harass you, provided their actions were likely to cause you to give up the property and they knew or ought to have known this.

Illegal eviction occurs when a landlord removes a residential occupier from their home without going through the correct legal process — obtaining a possession order from the court and then instructing court-appointed bailiffs to enforce it. Changing the locks, removing belongings, or physically forcing you to leave are all illegal evictions, regardless of whether you have rent arrears or your notice has expired.

If you have been illegally evicted, you have the right to:

• Re-enter the property if you can do so peacefully
• Apply for an emergency injunction from the county court requiring the landlord to allow you back in
• Claim damages for the illegal eviction, which can be substantial — calculated based on the difference between the value of the property to the landlord with and without you as a tenant
• Contact the police, who have powers to assist where a breach of the peace is occurring

Emergency legal aid may be available for injunctions relating to illegal eviction, even if you would not normally qualify. Contact Shelter's emergency line or a local law centre urgently.

If you are being harassed by your landlord, take the following steps:

• Keep a detailed log: Record every incident with dates, times, what happened, and any witnesses.
• Gather evidence: Save all texts, emails, and voicemails. Take photographs of any damage, changed locks, or removed property.
• Contact your local council: Most councils have a housing enforcement or tenancy relations officer who can investigate and prosecute landlords for harassment and illegal eviction. This is a free service.
• Contact the police: If you are being threatened or physically obstructed, call 999. The police can also assist if a breach of the peace is occurring.
• Apply for an injunction: A solicitor can apply urgently to the county court for an injunction preventing further harassment. Emergency legal aid may be available.

Shelter's national helpline (0808 800 4444) and local law centres can provide emergency advice. Do not feel you have to tolerate harassment — you have strong legal protections.

Beyond the criminal law protections under the Protection from Eviction Act 1977, tenants who have suffered landlord harassment or illegal eviction have significant civil law remedies. These can result in substantial financial compensation and are enforceable in the county court.

Damages for illegal eviction

Under section 27 of the Housing Act 1988, a residential occupier who has been illegally evicted can claim statutory damages from the landlord. The measure of damages is the difference between the value of the landlord's interest in the property with the tenant in occupation and the value without the tenant — in practice, this can be significant where the property has increased in value or where the landlord sought to sell it with vacant possession.

In addition to statutory damages, you can claim general damages for distress, inconvenience, and the cost of emergency accommodation. Courts have awarded substantial sums in illegal eviction cases, and some awards have exceeded tens of thousands of pounds.

Rent Repayment Orders

Illegal eviction is one of the trigger offences for a Rent Repayment Order (RRO) under the Housing and Planning Act 2016 (as expanded by the Renters' Rights Act 2025). If you were illegally evicted and had been paying rent, you can apply to the First-tier Tribunal for an RRO to recover up to 12 months' rent (or more for repeat offenders under the 2025 Act). This is separate from and in addition to any damages claim.

Council enforcement and prosecution

Your local council's housing enforcement team (sometimes called the tenancy relations officer) has powers to investigate and prosecute landlords for harassment and illegal eviction as criminal offences under the Protection from Eviction Act 1977. Prosecution can result in an unlimited fine or, in serious cases, imprisonment. The council can take action on your behalf — you do not need to bring the prosecution yourself. Contact the council as soon as possible and provide your evidence log.

Private Rented Sector Ombudsman

Once fully established under the Renters' Rights Act 2025, the Private Rented Sector Ombudsman will provide an additional route for tenants to seek redress for landlord misconduct. Landlords must be registered with the Ombudsman as a condition of letting — failure to register is itself an offence. This will give tenants a free, independent route to compensation that sits alongside criminal enforcement and civil court proceedings.