News

A tenant who suffered dangerous living conditions and verbal threats from the landlord has won substantial damages following a fully contested trial.

Our client, who held an assured short-hold tenancy agreement reported significant issues including a persistent water leak, heightened humidity, a rodent infestation and general structural and design defects.

Rather than addressing these legitimate concerns, the landlord responded with hostility and attempted to evict our client without following the proper legal process.

Crucially, the landlord failed to serve a Section 21 or Section 8 notice, nor did they provide any of the necessary prescribed documentation required under the Housing Act 1988 and associated regulations. Despite this procedural failure, the landlord reacted aggressively to our client's continued lawful occupation, launching a sustained campaign of harassment.

The judgment represents a just and hard-fought outcome for the client and Duncan Lewis housing team in the matter, which involved serious allegations of unlawful conduct by a private landlord.

The incidents of harassment included:

• Verbally abusing our client, including the use of derogatory language
• Damaging personal belongings
• Engaging in threatening behaviour (e.g. slamming doors)
• Failing to control an aggressive dog, thereby creating safety risks
• Playing excessively loud music during unsociable hours
• Unlawfully entering the property without consent
• Withholding or disconnecting electricity
• Changing the locks and withholding keys

In light of the severity of these incidents, we swiftly obtained injunctive relief to protect our client’s right to quiet enjoyment and security in their home. Upon issuing proceedings, the court provided clear directions for compliance by both parties. On behalf of our client, we prepared a detailed witness statement, supported by a body of compelling evidence, including recordings and contemporaneous communications that documented the landlord’s behaviour.

Prior to trial, we successfully opposed the landlord’s application to adjourn the hearing on the grounds of their own non-compliance. The Court dismissed the request and the trial proceeded as scheduled.

The Judge found in favour of our client, determining that the landlord’s conduct constituted harassment and a clear breach of our client’s right to quiet enjoyment, after a thorough examination of the evidence.

The Court accepted that the following acts had occurred:

• Verbal abuse and threatening conduct
• Forced entry, including damage to doors and locks
• Smoking of illegal substances within the property
• Playing loud music during the night and early hours
• Repeated disconnection of electricity supply
• Theft of our client’s personal items

This case highlights the fundamental rights of tenants to live free from intimidation, interference and unlawful eviction. Tenants are entitled to legal protections and where necessary, the court will provide remedies, including injunctions and damages, to uphold those rights.

Are you experiencing harassment from a landlord?

You may be entitled to legal protection if your landlord engages in any of the following conduct:

• Entering your property without permission
• Pressuring you to leave mid-tenancy
• Attempting to evict you without serving the correct notice
• Withholding essential services such as electricity or water
• Using threats, intimidation or verbal abuse
• Changing locks or denying access
• Persistently demanding rent outside agreed terms
• Discriminating against you based on race, gender, disability or other protected characteristics

At Duncan Lewis, our Housing Law Department has extensive experience in advising and representing tenants who face unlawful conduct by landlords. We understand the personal toll these cases can take and are committed to providing strong legal protection and swift remedies.

Should you wish to speak to us about a possible harassment, disrepair or eviction issue, please contact our dedicated switchboard team on 033 3772 0409.

About the author:

Miranda Quashie is a Trainee Solicitor in the Housing Department at Duncan Lewis Solicitors, working under the supervision of Daljit Singh Shina. She assists on a range of Legal Aid and privately funded cases, including homelessness appeals, disrepair claims, possession proceedings, harassment, and injunctions.

Miranda has experience supporting vulnerable clients, including those with disabilities, mental health conditions, and victims of domestic abuse. She has also represented clients through the Housing Possession Court Duty Scheme in London.

For legal advice in relation to any housing matter contact Miranda via email mirandaq@duncanlewis.com or by telephone on 020 7923 4020.

About Duncan Lewis 

Duncan Lewis Solicitors is a multi- award-winning national law firm, renowned for its exceptional legal services and commitment to justice. The company employs a team of highly skilled solicitors offering top-tier representation in 25 fields of law. It is proudly ranked by the Chambers & Partners and the Legal 500 directories as a top-tier law firm, and is also named as a Time Top 250 Law Firm. Headquartered in the City of London, the company is well-known for its excellence in people management, holds the Investors in People Gold Standard Accreditation and is a paperless company which embraces employee hybrid-working.