Private renting and HMOs
Examples: Landlord will not repair, Illegal eviction, Unlicensed shared house, Rent increase.
What do you need?
Pick one — each answer below says where to start and where to go next.
Shared homes (HMOs)
Choose the one that fits. Planning, licensing, waste and noise are different teams.
I rent a room and it is unsafe, overcrowded or in disrepair
Portsmouth City Council, Private Sector Housing team
Go to the right page → · HMO standards for tenants · Council complaints · LGSCO
- Inspect using the Housing Health and Safety Rating System
- Enforce HMO licence conditions and space and amenity standards
- Serve improvement or prohibition notices
- Issue civil penalties of up to £30,000 or prosecute
- Settle private disputes such as deposits or compensation
- Decide planning questions
- Guarantee a timescale (none is published)
What to include, and where next
Include: Address and which room; Photos with dates; What is wrong and since when; Copies of messages to the landlord or agent; How many people live there.
If it isn't sorted: Council complaints procedure → Local Government and Social Care Ombudsman after the council's process ends.
The council enforces housing and licence standards; tell your landlord in writing first where it is safe to do so. Checked 23 September 2026.
I think an HMO is unlicensed
Portsmouth City Council, HMO licensing team
Go to the right page → · Check the register (HMO list)
- Investigate whether a licence is needed
- Require an application
- Take enforcement action: failing to license is an offence (unlimited fine or civil penalty up to £30,000)
- Show applications still in progress on the public register
- Share details of an investigation with the person who reported it
What to include, and where next
Include: Address; Roughly how many people live there and whether they appear to be separate households; How long it has been used this way.
If it isn't sorted: Council complaints procedure → Local Government and Social Care Ombudsman.
Not finding a property on the register may simply mean its application is still being processed. Checked 23 September 2026.
A house may have changed to HMO use without planning permission
Portsmouth City Council, Planning Enforcement
- Investigate alleged breaches reported in writing
- Seek to control breaches causing significant harm to amenity
- Keep the complainant updated through a named case officer
- Investigate anonymous complaints (except listed buildings and protected trees)
- Enforce licence conditions or housing standards
What to include, and where next
Include: Your full name, address, email and phone (required); Address of the property; What changed and when; Any evidence of occupation, such as numbers of residents.
If it isn't sorted: Council complaints procedure → Local Government and Social Care Ombudsman.
Planning permission and an HMO licence are separate; a licensed HMO can still lack planning permission and vice versa. Checked 23 September 2026.
I want to comment on a proposed HMO
Portsmouth City Council, Planning Service (decided by officers or Planning Committee)
Go to the right page → · Who can appeal a planning decision (GOV.UK)
- Take comments into account where they raise material planning considerations
- Apply the 10%/50 m concentration, sandwiching and living-standard tests
- Refuse on grounds that are not material planning considerations (for example who the tenants will be)
- Offer neighbours a right of appeal: only the applicant can appeal a decision
What to include, and where next
Include: Application reference; Planning reasons: concentration of HMOs nearby, amenity, parking, waste storage, living space.
If it isn't sorted: Ask your ward councillor about the application → Comment on any appeal to the Planning Inspectorate.
Comments must address material planning considerations. Checked 23 September 2026.
Waste is not being managed
Portsmouth City Council waste and street-cleansing services; HMO team where licence conditions apply
Go to the right page → · Landlord waste responsibilities
- Deal with fly-tipping and litter
- Remove or replace bins left on the pavement
- Hold landlords to their waste responsibilities and licence conditions
- Planning cannot deal with day-to-day waste problems
What to include, and where next
Include: Location; Dates and photos; Whether it is a one-off or repeated.
If it isn't sorted: HMO licensing team if the problem is repeated at a licensed HMO → Council complaints procedure.
Do not send every waste complaint to Planning. Checked 23 September 2026.
Noise or antisocial behaviour is happening now
Portsmouth City Council noise and nuisance / antisocial behaviour team; Hampshire and Isle of Wight Constabulary for crime or danger
Go to the right page → · Report to the police
- Council: investigate statutory noise nuisance and ASB
- Police: respond to crime and danger (999 in an emergency)
- Treat a property differently just because it is an HMO
What to include, and where next
Include: Dates, times and duration; Recordings or a diary; How it affects you.
If it isn't sorted: HMO licensing team if the landlord is not managing the property → Council complaints procedure → Your ward councillor.
Route by incident, not by property label. Checked 23 September 2026.
I am a landlord or agent
Portsmouth City Council: Planning Service and Private Sector Housing (two separate decisions)
Go to the right page → · HMO licensing for landlords
- Planning: grant or refuse permission for C4 or sui generis use
- Licensing: grant a licence for 1, 2.5 or 5 years with conditions, or refuse
- Treat a licence as planning permission, or permission as a licence
What to include, and where next
Include: Planning permission, certificate of lawful use or evidence of historic HMO use; Floor plan, fire risk assessment and safety certificates for the licence.
If it isn't sorted: Planning appeal to the Planning Inspectorate → Licensing decisions and conditions can be appealed to the First-tier Tribunal.
Passing one does not satisfy the other; lack of planning status leads to a one-year licence. Checked 23 September 2026.
I want the law or national guidance changed
Your MP (Portsmouth North or Portsmouth South)
- Raise the issue with ministers
- Ask questions and speak in Parliament
- Vote on legislation
- Decide individual licences or planning applications
- Direct council officers
What to include, and where next
Include: What law or guidance you want changed and why; Your postcode (MPs act for their own constituents).
If it isn't sorted: Respond to government consultations.
MPs do not decide individual licences or planning applications. Checked 23 September 2026.
I want a council policy or local performance challenged
Ward councillors, the relevant Cabinet member and scrutiny panels
Go to the right page → · Meetings calendar · Petitions
- Raise casework with officers
- Question the Cabinet member
- Ask a scrutiny panel to examine HMO licensing or planning performance
- Overturn a lawful licensing or planning decision on their own
What to include, and where next
Include: The specific policy or performance issue; Any figures you rely on, with their source.
If it isn't sorted: Petition the council → Council complaints procedure → Local Government and Social Care Ombudsman (for service failure).
Check the meetings calendar for the relevant committee date. Checked 23 September 2026.
I may be entitled to a rent repayment order
First-tier Tribunal (Property Chamber) decides; the council can advise and may apply itself
Go to the right page → · First-tier Tribunal (Property Chamber) · Private Sector Housing team
- Tribunal: order a landlord to repay rent for certain offences, including running an unlicensed HMO (up to two years' rent for offences from 1 May 2026)
- Stat Pack cannot say whether you are eligible or what you would get
- Older offences follow the earlier rules (up to one year's rent, apply within one year)
What to include, and where next
Include: Tenancy agreement; Proof of rent paid; Dates you lived there; Evidence the property was unlicensed during that time.
If it isn't sorted: Ask the Private Sector Housing team whether the property was licensed → Get independent advice before applying.
Do not promise eligibility or an outcome. Checked 23 September 2026.
I want to report a problem or apply for something
Start here
Portsmouth City Council — Private Sector Housing team
Report an unresolved disrepair or safety problem in your rented home → · 023 9268 8369
If that link doesn't open, start from this page.
Why them: The council enforces housing standards (Housing Health and Safety Rating System) in private rented homes.
- Inspect and assess hazards
- Require the landlord to carry out work in some circumstances
- Tackle poor HMO management
- Help until you have reported the repair to your landlord in writing, waited 10 working days, then given a final 48 hours
- Portsmouth City Council — corporate complaints — If the council does not act on your report
Checked 23 September 2026 · source
Also useful
Portsmouth City Council — HMO licensing
Report a suspected unlicensed HMO → · 023 9284 1659
If that link doesn't open, start from this page.
Why them: All HMOs in Portsmouth require a licence, and the council keeps the licence register.
- Investigate unlicensed HMOs
- Check the public HMO database
- License a home with only two occupiers — no licence is needed
Checked 23 September 2026 · source
I want to challenge a decision that has been made about me
Start here
First-tier Tribunal (Property Chamber) via GOV.UK
Apply for a market rent determination if you disagree with a proposed rent increase →
Why them: Under the Renters' Rights Act 2025 rent can rise only once a year on a Form 4A notice, and the tribunal decides the open-market rent if you disagree.
- Determine the open-market rent for the property
- Deal with repairs or eviction disputes
Checked 23 September 2026 · source
Also useful
Advice Portsmouth
Get free, independent advice (PO1–PO6 residents) → · 023 9279 4340
Why them: The council itself signposts Advice Portsmouth for independent housing, benefits, debt and employment advice.
- General and specialist advice on social welfare, debt, benefits, employment, housing, family and consumer law
- Serve residents outside the PO1–PO6 areas it states it covers
Checked 23 September 2026 · source
I need someone to help me with my case
Start here
Portsmouth City Council — Landlord and Tenant Support Officer
Get support raising problems with your landlord → · 023 9284 1797
Why them: The council offers a named support officer for tenants worried about raising issues with a landlord, and signposts a free mediation service.
- Advise on approaching your landlord
- Point you to the free landlord and tenant mediation service
- Give independent legal advice — use Advice Portsmouth or Shelter
- Landlord and tenant mediation service — If both sides are willing to talk
- Shelter England — For independent housing advice
Checked 23 September 2026 · source
Also useful
Advice Portsmouth
Get free, independent advice (PO1–PO6 residents) → · 023 9279 4340
Why them: The council itself signposts Advice Portsmouth for independent housing, benefits, debt and employment advice.
- General and specialist advice on social welfare, debt, benefits, employment, housing, family and consumer law
- Serve residents outside the PO1–PO6 areas it states it covers
Checked 23 September 2026 · source
I want to change how things are done, not just fix my case
Start here
Your MP (Portsmouth North or Portsmouth South)
Ask your MP to raise national law or funding with ministers →
Why them: Tenancy law (the Renters' Rights Act 2025, possession grounds, the landlord database and ombudsman) is set by Parliament, not the council.
- Write to or question ministers
- Raise the issue in Parliament
- Make representations on your behalf to UK government departments
- Direct council officers or decide council spending
- Overturn a court, tribunal or council decision
Checked 23 September 2026 · source
Also useful
Portsmouth City Council — petitions and consultations
Start or sign a petition, or respond to a current council consultation →
Why them: Petitions and consultations are the council's formal routes for residents to shape policy rather than individual cases.
- Accept paper or e-petitions under the council's petition scheme
- Advise where a petition concerns another body
- Guarantee a particular outcome — the scheme sets out how petitions are handled, not that they succeed
- Current council consultations — When the council is consulting on a plan, policy or project
Checked 23 September 2026 · source
I have complained and it has not been put right
Start here
Rent Repayment Orders (First-tier Tribunal)
Apply to recover rent where your landlord committed a qualifying offence →
Why them: Where a landlord has committed certain offences (for example running an unlicensed HMO), tenants can apply to the tribunal themselves.
- Order repayment of rent for qualifying offences
- Order repairs
- Private Rented Sector Landlord Ombudsman — NOT YET OPEN on checkedOn — created by the Renters' Rights Act; council says "later in 2026", GOV.UK says "as soon as possible after Royal Assent".
Checked 23 September 2026 · source
Also useful
Local Government and Social Care Ombudsman
Complain to the LGSCO if the council mishandled your private-rented complaint →
Why them: It is the independent, free final step for complaints about council services, adult social care and most council housing functions other than social housing.
- Investigate fault in how the council acted and whether it caused you injustice
- Recommend apologies, payments or changes to council procedures
- Look at your complaint before the council has had the chance to resolve it
- Overturn a decision the council made properly just because you disagree with it
- Investigate issues that carry their own right of appeal to a tribunal
Checked 23 September 2026 · source
Your councillors and MP
Useful if the route above has failed, or it's about local policy. Optional: we look up your postcode once and never store it.
Good to know
This tells you where to start and what comes next. It is not legal advice. Time limits shown are the ones each body publishes; always check your own decision letter, which may give a different deadline.