What Is Rental Discrimination?
Rental discrimination happens when a landlord or letting agent treats someone unfairly because of who they are, rather than how suitable they are as a tenant. In the UK, it is illegal for landlords to discriminate against people based on certain “protected characteristics.” These include race, sex or gender, disability, age, religion or belief, sexual orientation, pregnancy or maternity, and being married or in a civil partnership.
For example, a landlord refusing to rent to someone because of their ethnic background, or a letting agent turning away a tenant due to a disability, are both forms of rental discrimination. Other examples include advertising properties with statements like “no DSS” (which can indirectly discriminate against people with certain protected characteristics) or offering different tenancy terms to people based on their gender or age.
Rental discrimination is prohibited under the Equality Act 2010. This law was designed to make sure everyone has fair access to housing, regardless of their background or personal circumstances. Discrimination can limit your choices, make it harder to find a suitable home, and cause stress or financial hardship.
If you think you’ve been treated unfairly, it’s important to know your rights. For a full overview of your legal protections as a tenant, visit our Tenant Rights in the UK: Legal Overview page. You can also learn more about what counts as discrimination during the rental application process by reading What Counts as Discrimination When Applying to Rent?
Protected Characteristics Covered by Rental Discrimination Laws
The Equality Act 2010 is the main law that protects people from discrimination in many areas of life, including when renting a home. This law makes it illegal for landlords, letting agents, or housing providers to treat someone unfairly because of certain personal characteristics. These are known as "protected characteristics".
What are the protected characteristics?
Under the Equality Act 2010, the following characteristics are protected when you are looking for or living in rented accommodation:
- Age – whether you are young or old.
- Disability – including physical and mental health conditions.
- Gender reassignment – if you are transgender or considering transitioning.
- Marriage and civil partnership – whether you are married or in a civil partnership.
- Pregnancy and maternity – if you are pregnant or have recently had a baby.
- Race – including colour, nationality, ethnic or national origins.
- Religion or belief – including lack of religion or belief.
- Sex – whether you are male or female.
- Sexual orientation – whether you are gay, lesbian, bisexual, heterosexual, or asexual.
To learn more about each of these characteristics and how they are protected in the context of renting, see our detailed guide: Protected Characteristics: Your Rights When Renting a Home.
How do these protections work in renting?
Landlords and letting agents must not discriminate against you at any stage of the rental process. This means they cannot:
- Refuse to rent to you because of a protected characteristic (for example, turning you away because of your race or religion).
- Offer you worse terms, such as higher rent or stricter conditions, based on your age, disability, or other protected status.
- Harass you or treat you unfairly during your tenancy because of who you are.
- Make rules or policies that disadvantage people with a particular protected characteristic, unless they can be objectively justified.
For example, a landlord cannot say “no children” in an advert, as this could be discriminatory based on sex or family status. Similarly, refusing to make reasonable adjustments for a disabled tenant is against the law.
If you want to understand how these legal protections apply when you are applying to rent, Discrimination When Applying to Rent: UK Legal Overview covers your rights and what to expect from landlords and agents.
Where can I find more information?
You can read the official government guidance on the Equality Act 2010: guidance – GOV.UK for a comprehensive overview of your rights under the law. For practical advice and examples of both direct and indirect discrimination in housing, visit Shelter Legal England – Direct and indirect discrimination in housing – Shelter England.
Knowing your rights under the Equality Act gives you the confidence to challenge unfair treatment and seek support if you experience discrimination in renting.
Common Examples of Rental Discrimination
Rental discrimination can take many forms. Understanding what it looks like can help you recognise when your rights may have been breached. Here are some common examples of unfair treatment that tenants often face in the UK.
Refusal to Rent Based on Race, Gender, or Disability
It is illegal for landlords or letting agents to refuse to rent a property to someone because of their race, sex, disability, religion, or other protected characteristics under the Equality Act 2010. Discrimination may be obvious, such as a landlord saying they do not want to rent to people from a certain background. Sometimes, it can be more subtle, like making negative comments, setting different terms, or delaying viewings for certain groups.
If you believe you have been treated unfairly during the application process, you can find more information about your legal protections in our section on Discrimination When Applying to Rent: UK Legal Overview.
Discrimination Against Tenants With Pets
Some landlords have a blanket ban on pets, but this can sometimes be unfair – especially if it’s used to avoid renting to certain people, such as those with assistance animals for a disability. While landlords do have some say over pets, they must not apply their rules in a way that amounts to discrimination. For a detailed look at your rights and what landlords can and cannot do, see our guide on Renting With Pets in the UK: Your Rights and Landlord Rules Explained.
Issues Faced by Tenants Receiving Housing Benefits
Many tenants who rely on housing benefit or Universal Credit face discrimination through so-called “No DSS” policies. Landlords or agents may refuse to consider applicants who receive financial support, even though this can be unlawful. If you are affected, you might find it helpful to learn more about Who Can Get Housing Benefit? Eligibility, Rules and How to Apply.
Discrimination Against Long-Term or Protected Tenants
Long-term tenants, or those with protected status – such as older renters or people with disabilities – may sometimes face pressure to leave or be denied renewals unfairly. This can happen if a landlord wants to charge higher rent or prefers new tenants. These actions may be unlawful if they are based on a protected characteristic.
Domestic Abuse Survivors Seeking Refuge
Discrimination can also affect people fleeing domestic abuse. Survivors may struggle to access safe accommodation or face barriers when applying for refuge housing. There are legal protections to help in these situations. If you or someone you know needs support, visit our page on Refuge Housing: Safe Accommodation for Domestic Abuse Survivors.
Recognising these examples is the first step to standing up for your rights. If you think you have been discriminated against, there are steps you can take to challenge unfair treatment and seek support.
How to Recognise If You Are Facing Rental Discrimination
Rental discrimination can be subtle or obvious. Knowing the signs can help you protect your rights and take action if needed. Here’s what to look out for during the rental process.
Signs of Unfair Treatment
Be alert if you notice any of the following when applying for a property:
- You are told a property is no longer available, but it is still being advertised.
- You are offered less favourable terms than other applicants, such as a higher deposit or rent.
- Your application is delayed or ignored without a clear reason, while others progress quickly.
- You are asked to provide extra references or guarantors, but others are not.
- You receive negative treatment after disclosing personal information, such as your nationality, religion, or disability.
Questions and Behaviour That May Indicate Discrimination
Landlords and letting agents must not ask questions that relate to protected characteristics, such as race, religion, sex, disability, or sexual orientation. Watch out for:
- Questions about your ethnicity, religion, or plans to have children.
- Comments or jokes about your background or personal situation.
- Requests for personal information that are not relevant to your ability to pay rent or maintain the property.
- Statements like “We don’t rent to people from [a certain country]” or “We prefer tenants without children.”
If you encounter any of these, it could be a sign of unlawful discrimination.
How to Document Incidents and Gather Evidence
If you suspect discrimination, it’s important to keep a clear record. This evidence will help if you decide to challenge the landlord or agent later. You can:
- Save emails, text messages, or written adverts that show unfair treatment.
- Write down details of phone calls or in-person conversations, including dates, times, and what was said.
- Take screenshots of online listings or messages.
- Ask witnesses, such as friends or co-applicants, to provide statements.
The more detailed your records, the stronger your case will be.
Staying Calm and Knowing Your Rights
Facing discrimination is stressful, but try to remain calm and professional. Remember, you have legal rights as a tenant. If you feel you have been treated unfairly, you can seek advice and support. Understanding your rights is the first step to taking action.
For more detailed guidance on what to do next, including how to make a formal complaint or seek legal help, read our section on How to Respond if You Experience Discrimination. This will help you understand your options and the steps you can take to protect yourself.
What to Do If You Believe You Have Been Discriminated Against
If you believe you have experienced rental discrimination, it’s important to act quickly and know your options. Here are the steps you can take to protect your rights and seek justice:
1. Gather Evidence
Start by keeping a detailed record of what happened. Write down dates, times, and descriptions of conversations or incidents that made you suspect discrimination. Save any relevant emails, text messages, or letters. If you spoke to witnesses, ask if they would be willing to provide a statement. Having clear evidence will strengthen your case if you decide to take further action.
2. Understand Your Rights
Familiarise yourself with the laws around rental discrimination and the protected characteristics covered under the Equality Act. This will help you identify if the treatment you received is unlawful. Understanding your rights is the first step towards challenging unfair behaviour.
3. Raise the Issue with Your Landlord or Letting Agent
Consider contacting your landlord or letting agent to explain your concerns. Sometimes, discrimination happens because of a lack of awareness rather than intent. Write a polite but firm letter or email outlining the situation and why you believe it may be discriminatory. Ask for a written response. If you feel uncomfortable doing this alone, you can seek support from an adviser.
4. Get Free Advice and Support
You do not have to face this alone. Organisations such as Citizens Advice and housing charities can offer free, confidential guidance on what to do next. The Citizens Advice guide on discrimination in housing provides practical steps and helps you understand your options. They can also help you draft letters and prepare for any complaints or legal action.
5. Make a Formal Complaint
If your landlord or agent does not resolve the issue, you can make a formal complaint. The Housing Ombudsman Service handles complaints about social housing providers and some letting agents. You can submit your complaint using the online complaint form. The Ombudsman can investigate your case and may recommend solutions or compensation if discrimination is found.
6. Consider Legal Action
If other steps do not resolve the problem, you may be able to take your case to court. This can be a complex process, so it’s wise to seek legal advice first. An adviser can help you understand the risks, possible outcomes, and whether you qualify for legal aid.
7. Keep Records Throughout
Whatever route you take, continue to keep records of all communications and developments. This will be crucial if you need to escalate your complaint or present your case in court.
Remember, you have the right to fair treatment when renting a home. Taking action can help protect not only your own rights but also those of other tenants facing similar challenges.
Additional Tenant Rights Related to Renting and Discrimination
Understanding your wider rights as a tenant can help you protect yourself against unfair treatment and discrimination. Here’s what you need to know about your protections in different situations.
Rights of Sitting Tenants and Long-Term Renters
If you have lived in your rental property for a long time, you may have extra protections as a “sitting tenant.” These rights can limit your landlord’s ability to evict you or change your tenancy terms suddenly. Long-term renters often benefit from security of tenure and may have more leverage if they face discrimination or unfair treatment. To learn more about these protections, see our guide on Sitting Tenants’ Rights: Legal Protections for UK Renters.
Renovations During Your Tenancy
Sometimes landlords want to carry out renovations or major repairs while you are still living in the property. You still have the right to live in your home safely and without unnecessary disruption. If you feel that renovation work is being used as an excuse to force you out or treat you differently because of a protected characteristic, this may count as discrimination. For detailed information on your rights in these situations, read Your Rights When Landlords Renovate During Tenancy.
If Your Landlord Dies During the Tenancy
A landlord’s death can raise many questions about your tenancy. Usually, your tenancy agreement continues, and the new owner must respect your existing rights. This is especially important if you are facing discrimination or feel at risk of losing your home unfairly. Find out what happens and how to protect yourself in What Happens to Your Tenancy If Your Landlord Dies?.
Council Rehousing Duties
In some cases, especially if you have experienced discrimination or are at risk of homelessness, your local council may have a duty to help rehouse you. This can include situations where you have been asked to leave your home unfairly or your living conditions have become unsafe. Learn more about when the council must step in and your options in When the Council Must Rehouse You: Your Housing Rights.
Further Reading and Support
Discrimination can occur at any stage of renting, including when you first apply for a property. For a broader look at your rights and how the law protects you, see Discrimination When Applying to Rent: UK Legal Overview.
If you have questions about your rights or need help challenging discrimination, Contend’s AI Legal Assistant is here to support you. Get clear, personalised answers to your legal questions, guidance on your next steps based on your unique situation, or help drafting letters and documents to assert your rights. Whatever your concern, Contend can help you take confident action to protect yourself as a tenant.
