If your landlord has changed the locks, cut off utilities, threatened you, or entered your home without permission, this tool helps you identify whether their actions constitute illegal eviction or harassment under the Protection from Eviction Act 1977. Select what has happened and the tool will explain the legal position and what to do.
Select everything that applies. You can select more than one.
How to use this tool
- Select everything that your landlord has done. You can select more than one.
- Select “Check whether this is unlawful” to see the legal position and what to do next.
Understanding your results
The tool identifies each action as unlawful eviction, harassment, or a breach of quiet enjoyment, and links it to the relevant law. It then gives you the immediate steps to take. Most results advise contacting the police or your local council alongside Shelter or Citizens Advice. Do not leave the property voluntarily until you have taken legal advice.
What the law says about illegal eviction and harassment
Illegal eviction and harassment of tenants is a criminal offence in England and Wales under the Protection from Eviction Act 1977. A landlord cannot evict a tenant without first obtaining a court order for possession. Changing the locks, removing belongings, cutting off utilities, or physically removing a tenant without a court order are all criminal acts. Separately, the common law right of quiet enjoyment gives tenants the right to use their home without interference from the landlord. This includes the right to at least 24 hours’ written notice before the landlord enters, except in a genuine emergency. The Housing Act 1988 (sections 27–28) also gives tenants the right to claim damages for unlawful eviction. If you are unsure about your situation, contact Shelter (0808 800 4444), Citizens Advice, or a housing solicitor.
Related tools
Legal context
The Protection from Eviction Act 1977 makes it a criminal offence for a landlord or their agent to unlawfully deprive a residential occupier of their occupation, or to harass a tenant with the intent of causing them to leave or to refrain from exercising their legal rights. Unlawful eviction is also a civil wrong; tenants can seek an injunction for re-entry and damages. Local councils have a duty to investigate complaints of illegal eviction and harassment.
Frequently asked questions
Can a landlord change the locks to evict a tenant without a court order?
No. Changing the locks to exclude a tenant without a court order for possession is a criminal offence under the Protection from Eviction Act 1977. It does not matter whether the tenant has rent arrears or has breached the tenancy. The landlord must first obtain a possession order from the court and then apply to the court for a warrant of eviction before a certified enforcement agent can lawfully remove a tenant.
Is interfering with gas, electricity, or water supplies illegal?
Yes. Deliberately cutting off or interfering with a tenant’s gas, electricity, or water supply to make them leave is harassment under the Protection from Eviction Act 1977 (section 1(3)). It is a criminal offence. The landlord does not need to physically cut the supply. Threatening to do so or removing meters can also constitute harassment. Tenants in this situation should call the police and contact the local authority housing enforcement team.
Can a landlord enter the property without the tenant’s permission?
No. Landlords are required to give at least 24 hours’ written notice before entering a property and must enter at a reasonable time, unless there is a genuine emergency. This right is protected by the common law covenant of quiet enjoyment and is implied into all tenancy agreements. Repeated entry without notice or consent can constitute harassment under the Protection from Eviction Act 1977.
What is unlawful eviction under English law?
Unlawful eviction is defined in section 1 of the Protection from Eviction Act 1977 as depriving a residential occupier of their occupation of the premises, or attempting to do so, without following the court process. This includes changing locks, removing belongings, physical threats, or conduct designed to make the occupier leave. Unlawful eviction is a criminal offence punishable by an unlimited fine or up to 2 years’ imprisonment.
What remedies does a tenant have if they have been unlawfully evicted?
A tenant who has been unlawfully evicted can apply to the county court for an injunction to be reinstated into the property and for damages under sections 27 and 28 of the Housing Act 1988. Damages are calculated by reference to the difference in the value of the landlord’s interest with and without the tenant in occupation, which can result in a substantial award. The tenant can also report the landlord to the police and the local authority housing enforcement team for criminal prosecution.
What does Section 3 of the Protection from Eviction Act 1977 require?
Section 3 of the Protection from Eviction Act 1977 provides that, where a tenancy has ended, the former tenant still cannot be removed without a court order as long as they occupy the premises as a residence. This means even after a valid notice has expired, the landlord cannot physically remove the tenant without a possession order from the court. The landlord must issue court proceedings and obtain an order before any eviction can take place.
Can a local authority take action against a landlord for illegal eviction?
Yes. Local authority housing enforcement teams have powers under the Protection from Eviction Act 1977 and the Housing Act 2004 to investigate complaints of illegal eviction and harassment. The council can prosecute the landlord in the magistrates’ court and can issue a Civil Penalty Notice of up to £30,000 under the Housing and Planning Act 2016. Tenants should report illegal eviction to their local council’s private rented sector or housing enforcement team.
What should a tenant do if they have been evicted while their belongings are still inside?
If a tenant has been locked out while their belongings remain in the property, they should call the police and explain that they have been illegally evicted. The police can attend to assist re-entry and to advise the landlord that the eviction is unlawful. At the same time, the tenant should contact Shelter’s emergency line (0808 800 4444) or apply to the county court for an emergency injunction to regain access to the property and their belongings.
Is retaliatory eviction linked to illegal eviction?
Retaliatory eviction is a distinct but related issue. It occurs when a landlord serves an eviction notice in response to a tenant making a legitimate complaint about the property’s condition. Under Section 33 of the Renters’ Rights Act 2025, retaliatory eviction is a defence available to tenants in possession proceedings. A court can dismiss a possession claim if it finds the notice was served in response to a complaint about disrepair or housing conditions. This deters landlords from using eviction threats as retaliation.
How does a tenant obtain an emergency injunction for illegal eviction?
A tenant can apply to the county court for an emergency injunction without advance notice to the landlord (known as a without-notice or ex parte application) if re-entry is urgent. The tenant files Form N16A at the county court and explains why the matter is urgent. The court can hear the application on the same day in serious cases. A housing solicitor or law centre can assist with the paperwork. Legal aid may be available if the tenant qualifies financially.