Harassment and illegal eviction: the rules, the fines and compensation
Only a court can end a tenancy against the tenant's wishes. Changing the locks, cutting off the power or pressuring a tenant to leave is a crime. What counts, the penalties, and the compensation a tenant can claim.
In short: In England a landlord can only evict a tenant with a court order, carried out by court enforcement officers. Locking a tenant out, removing belongings, cutting off utilities or pressuring them to leave is a crime. A council can prosecute or fine up to £40,000, and a tenant can claim compensation and a rent repayment order.
Ending a tenancy and possessionFor tenants
England. Checked against the law on 9 November 2026. Information, not legal advice.
The rule
A tenant can only be made to leave by a court order, and only court enforcement officers (bailiffs) can carry it out (Protection from Eviction Act 1977). Since 1 May 2026 the landlord also needs a legal ground and the right notice: section 21 no longer exists.
What counts as illegal eviction or harassment
- changing the locks, or locking the tenant out, without a court order;
- removing the tenant's belongings;
- cutting off the gas, electricity or water, or not paying the bills so they are cut off;
- coming into the home without notice or permission, again and again;
- threats, abuse, or pressure to leave, including by the landlord's family or anyone acting for them;
- stopping essential repairs to make the tenant give up.
A landlord or agent who needs to inspect or repair should give at least 24 hours' written notice and come at a reasonable time, unless it is an emergency.
The penalties
- A criminal offence. Illegal eviction and harassment can be prosecuted, with an unlimited fine and up to two years in prison.
- A council fine. Since the Renters' Rights Act, a council can issue a civil penalty of up to £40,000 instead of prosecuting.
- A rent repayment order of up to 24 months' rent, which the tenant or the council can apply for.
Compensation for the tenant
A tenant who was illegally evicted can claim damages in the county court. The Housing Act 1988 (sections 27 and 28) sets damages by the difference the eviction made to the value of the landlord's interest, which can be a large sum. A court can also order the landlord to let the tenant back in.
If you are a tenant
- If you are locked out or threatened, call the police on 999 if you are in danger, or 101.
- Contact the council's private housing or tenancy relations team: they can step in the same day.
- Write down what happened, with dates, and keep messages and photos.
- Shelter and Citizens Advice can help, free.
If you are a landlord
Use the legal route: the right notice on the official form, then a court application if the tenant does not leave. Keep the gas, electricity and water on, and give notice before visits.
This guide is general guidance for England, not legal advice.
Where this comes from
Questions landlords ask
Can a landlord change the locks without a court order?
No. In England, locking a tenant out without a court order is illegal eviction, a criminal offence.
How much compensation can a tenant get for illegal eviction?
A court decides. Under sections 27 and 28 of the Housing Act 1988 it can be the difference the eviction made to the value of the landlord's property interest, as well as other damages. The tenant can also seek a rent repayment order of up to 24 months' rent.
What is the fine for landlord harassment?
Since the Renters' Rights Act a council can impose a civil penalty of up to £40,000, or prosecute, which can mean an unlimited fine and prison.
Read next
Guide
Renters' Rights Act: what changed for landlords
The Renters' Rights Act came into force in England on 1 May 2026. Section 21 is gone, every tenancy is now periodic, and rent rises follow one procedure. Here is what a self-managing landlord actually has to do differently.
Guide
What to do when a tenant stops paying rent
Rent arrears in England: check the facts, talk early, agree a plan in writing and keep records. If it cannot be solved, possession is by section 8 notice and a court order only. Never change the locks.
Guide
Getting your property back after section 21
Without section 21, possession in England depends on the grounds in Schedule 2. The main ones a self-managing landlord uses, the notice periods, and why LevelMoves hands this to a human.
Guide
How to protect a tenancy deposit, and what happens if you are late
Put the deposit in one of the three government schemes within 30 days and give the prescribed information. If late, the tenant can claim one to three times the deposit and most possession grounds close.
Templates, terms and news on this
Glossary
Harassment of a tenant
Acts by a landlord or anyone for them that are likely to interfere with a tenant's peace or comfort, meant to make them leave or stop using their rights. A criminal offence.
Glossary
Illegal eviction
Making a tenant leave, or keeping them out, without a court order and bailiffs: changing locks, removing belongings or cutting off services. A criminal offence.
Glossary
Tenant's notice to leave
How a tenant ends a private tenancy in England: at least two months' notice in writing, ending at the end of a rent period, unless the landlord agrees to less.
Glossary
Form 3A
The prescribed government form for a section 8 notice seeking possession of a private assured tenancy in England, used since 1 May 2026.
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