The Rental Nightmare Next Door: How Landlords and Tenants Can Protect Themselves

When TV presenter Stephen Mulhern’s Leicester bungalow became headline news in October 2024 — his tenants living with two years of spreading mould and damp while paying £775 a month — it exposed a problem hiding in plain sight across England’s rental sector. Whether you’re a landlord managing a portfolio or a tenant just trying to live comfortably, the rental market is riddled with pitfalls that catch out even well-meaning people. Here’s how to avoid becoming the next cautionary tale.

The Root Cause: Poor Communication

The Mulhern case wasn’t about a malicious landlord. By all accounts, he was genuinely unaware — his managing agents, Connells, had simply failed to escalate repeated tenant complaints for over two years. This is one of the most common failure points in rentals: a breakdown in the communication chain between tenant, agent, and landlord.

• Tenants should always report issues in writing (email or text), dated and with photos attached

• Landlords should require monthly property reports from any managing agent they use

• All parties should confirm any verbal agreements in writing within 24 hours

A simple paper trail can be the difference between a resolved complaint and a £70,000 legal disaster — as one Staffordshire landlord discovered after three years of undetected tenant neglect.

Vet Everything Before You Sign

The most costly rental disasters begin at the very start of the tenancy — with inadequate vetting.

For landlords:

• Always conduct full credit checks, employer references, and a previous landlord reference — not just one of the three

• Be wary of tenants who offer several months’ rent upfront; it can signal someone with a poor credit history trying to bypass checks

• A Liverpool landlord lost £4,000 and an entire flat after a seemingly reliable tenant sublet to a cannabis farming gang — the only warning sign was that no one ever seemed to come or go

For tenants:

• Research your landlord on the government’s Rogue Landlords Database

• Ask to see the property’s Energy Performance Certificate (EPC), Gas Safety Certificate, and Electrical Installation Condition Report (EICR) before signing

• Check whether the deposit will be protected in a government-approved scheme — this is a legal requirement in England.

The Check-In Inventory: Your Single Most Important Document

More tenancy disputes are won and lost on the check-in inventory than any other document. A detailed, photographic record of the property’s condition on day one protects both parties.

• Use a professional independent inventory clerk — not one appointed by the landlord’s agent alone

• Photograph every wall, every appliance, every fixture — including inside cupboards and under sinks where damp often begins

• Both parties should sign the inventory and each keep a copy

• Repeat the same process at check-out, ideally with the same clerk

The landlord who attempted to claim £1,000 in deposit deductions from a Redditor’s tenancy was awarded just £50 by the deposit adjudicator — because the check-in inventory didn’t support their claims.

Managing Repairs Before They Escalate

Mould, damp, and structural disrepair are the most reported issues in Leicester rental properties — and the most preventable when caught early. Ignored issues always get worse and always get more expensive.knightsbridge-estates+1

Landlords must legally:

• Keep the structure and exterior of the property in good repair

• Maintain heating, hot water, and sanitation systems

• Address mould and damp that arises from structural issues (not just tenant lifestyle) within a reasonable timeframe

Tenants should:

• Report issues formally within 14 days of discovery, not months later

• Keep ventilation adequate (open windows, use extractor fans) to avoid contributing to condensation-based mould

• Know that under the Homes (Fitness for Human Habitation) Act 2018, you can take your landlord to court if repairs are ignored — without a solicitor

The New Legal Landscape in 2026

The rental sector in England is undergoing its biggest legal shake-up in decades. The Renters’ Rights Act, due to take full effect from May 2026, abolishes Section 21 “no-fault” evictions — meaning landlords can no longer simply end a tenancy without grounds. This significantly shifts power toward tenants, but also creates new obligations.

Key changes every landlord and tenant should know:

• No more fixed-term assured shorthold tenancies — all tenancies become periodic (rolling monthly) by default

• Landlords must have a legal reason to evict, such as rent arrears or needing the property back for personal use

• A new Private Rented Sector Ombudsman will handle disputes without court involvement

• Rent increases will be limited to once per year, with tenants having the right to challenge them

For landlords, the message is clear: the margin for neglect and non-compliance has shrunk to near zero. Fines for violations are increasing, and local councils are actively targeting offenders.

When Things Go Wrong: Your Escalation Path

If you’re a tenant in Leicester or anywhere in England and your landlord won’t act, here is the correct escalation order:

1. Write to your landlord/agent with a clear deadline (14–21 days)

2. Contact Leicester City Council’s Private Sector Housing team — they can issue improvement notices and carry out works at the landlord’s expense

3. Raise a formal complaint with the Property Ombudsman if using a regulated letting agent

4. Issue a claim via the Housing Disrepair protocol — specialist solicitors often take these on a no-win, no-fee basis

5. Apply to the First-tier Tribunal for a Rent Repayment Order if your landlord has broken housing laws

The Mulhern case ended in an apology and rushed repairs — but for thousands of tenants without media leverage, knowing these escalation steps is the only protection they have.

The rental market doesn’t have to be a minefield. Most disasters — from mould-ridden Leicester bungalows to £70,000 property wrecks in Staffordshire — share a common thread: small problems that were ignored until they became catastrophic. Diligence at the start, consistent communication in the middle, and knowing your legal rights at the end will protect both landlords and tenants from becoming the next horror story.ihowz+1