Housing Discrimination
Written in plain language for general understanding. This is educational content, not legal advice. Based on UK Acts of Parliament, statutory instruments, and official guidance.
What is this right?
It is unlawful for a landlord, letting agent, or property manager to discriminate against you based on a protected characteristic under the Equality Act 2010. This includes:
- Refusing to rent to you because of your race, sex, disability, religion, sexual orientation, gender reassignment, or pregnancy
- Offering you worse terms than other tenants
- Harassing you (unwanted conduct related to a protected characteristic)
From 1 May 2026, the Renters' Rights Act 2025 adds two new statutory protections:
- Landlords and agents cannot discriminate against tenants who receive benefits ("No DSS" policies are explicitly banned).
- Landlords and agents cannot discriminate against tenants with children. Any lease clause banning benefits or children is void.
Landlords in England also have a duty under the Immigration Act 2014 to check tenants' right to rent. However, these checks must be applied equally to all prospective tenants to avoid racial discrimination.
When does it apply?
- Applies to all stages — advertising, viewings, referencing, tenancy terms, and during the tenancy itself. Covers private and social housing.
- From May 2026, landlords must set the same income requirements for all prospective tenants and treat all forms of income equally (including benefits). Local councils can impose financial penalties on landlords who breach these rules.
- If you have a disability, your landlord must make reasonable adjustments and cannot refuse consent for you to make disability-related modifications.
- A limited exception applies to small shared properties where the landlord or a relative lives in the property.
What should you do?
- Keep evidence — save emails, messages, adverts, and notes of conversations.
- Contact Shelter (0808 800 4444) or the Equality Advisory Support Service (EASS) on 0808 800 0082 for advice.
- You can bring a claim in the county court within 6 months of the discriminatory act.
- Report the letting agent to their professional body or trading standards.
What should you NOT do?
- Don't assume it's not discrimination just because the landlord gives another reason — indirect discrimination can be harder to spot.
- Don't miss the 6-month deadline — the court can extend it only if it's "just and equitable" to do so.
- Don't forget to check if agents are involved — both the landlord and the letting agent can be liable for discrimination.
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