What this covers

Landlord and tenant disputes usually involve money, possession or the condition of the property: unpaid rent, a landlord seeking to recover the property, a deposit that has not been returned, repairs that have not been carried out, or a breach of the lease.

The first step is always to identify the type of tenancy and where the property is. The rules for residential lettings in England, residential lettings in Wales and commercial leases are different, and residential law in England changed substantially on 1 May 2026.

The position in England as at 26 October 2026

Under the Renters' Rights Act 2025, the main tenancy reforms for the private rented sector in England came into force on 1 May 2026. In summary:

Section 21 'no fault' possession is no longer available for private rented sector tenancies.
New and existing private sector assured tenancies, including former assured shorthold tenancies, are now assured periodic tenancies.
A landlord who wants possession must normally serve a notice under section 8 of the Housing Act 1988 and establish a statutory ground. Notice periods depend on the ground.
Tenants can end the tenancy by giving two months' notice.
Rent increases are limited to once a year, using the statutory procedure.
Section 21 notices served before 1 May 2026 remained usable only for a limited transitional period, which ended no later than three months after commencement unless the landlord had already requested the issue of a claim.

Social housing tenancies of private registered providers follow a different timetable. Later phases of the reforms, including a private rented sector database and a landlord ombudsman, are being introduced separately. I check the current position when advising.

Who I help

Residential landlords, including individual landlords with one or a small number of properties.
Residential tenants.
Commercial landlords and business tenants.

I act for landlords and for tenants, but never for both sides in the same dispute, and every matter starts with a conflict check.

What is included

Rent arrears: assessing the arrears, correspondence, negotiation and claims for money owed.
Possession: advising on whether possession can be sought, on which ground, and on the notice and court process; or, for tenants, on responding to a notice or claim.
Deposit disputes, including protection requirements and claims arising from non-protection.
Disrepair and other contractual breaches, where appropriate.
Commercial lease disputes, including arrears, breaches of covenant and lease renewal questions under the Landlord and Tenant Act 1954.
Negotiating and documenting settlements, including surrender agreements.

What is not included

Automated legal conclusions, notice generators or template notices.
Conveyancing, lease sales or property purchases.
Housing benefit, homelessness or local authority housing applications.
Personal injury claims arising from disrepair.
Complex specialist property litigation beyond my competence or insurance. I will tell you early if a matter needs a specialist.

How a matter usually progresses

The stages are typical and depend heavily on the type of tenancy and the court's timetable.

1. Review

I review the tenancy agreement or lease, the rent account, any notices, deposit records and correspondence. This tells us which rules apply and what can realistically be achieved.

2. Correspondence and negotiation

Many disputes can be resolved by a clear letter and negotiation: a payment plan for arrears, an agreed date for leaving, an agreed deduction from a deposit or a schedule of repairs.

3. Notices

If a notice is needed, it must be the right notice for the tenancy and the ground, with the right notice period. A defective notice can mean starting again.

4. Court proceedings

Possession and money claims are usually brought in the County Court. A defended residential possession claim can take several months to resolve, and enforcement of a possession order is a further step.

Costs

How I charge for landlord and tenant work is set out on the fees page. I usually begin with a focused initial review and give you a written estimate before each further stage. Court fees, enforcement fees and any barrister's fees are additional and agreed in advance.

How to start

Email info@sadikbugra.com with the property address, the name of the other party and a short summary, so that I can carry out a conflict check. Please do not send documents yet.

After the conflict check, I can offer a free initial discussion of up to 15 minutes, subject to availability, by video or in person in St Albans. It is for understanding the matter and confirming whether I can help. It does not include detailed advice or document review.

An enquiry does not create a solicitor–client relationship, and I do not monitor notice periods or court deadlines on a matter I have not accepted in writing.

This page is general information about the law in England, and in Wales where stated, as at 26 October 2026. It is not advice on your situation.

Fees

Initial focused advisory review (commercial, corporate and landlord and tenant matters)

£700–£1,400 estimate for 2–4 hoursNo VAT charged — I am not currently VAT-registered (VAT added only if applicable in future, with notice).

Includes

Review of the key documents and facts for the initial stage
Written or meeting advice on options and next steps

Not included

Any later stage — an estimate for the initial stage only, not the total cost of the matter

Hourly rate

£350 per hourNo VAT charged — I am not currently VAT-registered (VAT added only if applicable in future, with notice).

Includes

Work by Sadik Bugra Isler personally, recorded in units agreed in the engagement letter

Not included

Disbursements and third-party costs, which are estimated separately in advance

Full fee information

Questions people often ask

Can a landlord in England still use a section 21 notice?

For private rented sector tenancies in England, no. The Renters' Rights Act 2025 abolished section 21 'no fault' possession from 1 May 2026, and existing assured shorthold tenancies became assured periodic tenancies. Section 21 notices served before that date could only be relied on for a limited transitional period, which ended no later than three months after commencement unless a claim had already been requested. A landlord now normally needs to serve a section 8 notice and prove a statutory ground for possession.

Does the same apply in Wales?

No. Residential renting in Wales is governed by the Renting Homes (Wales) Act 2016, which has applied since 1 December 2022. It uses different terminology, such as 'contract-holders' and 'occupation contracts', and its own notice rules. The 2025 Act's tenancy reforms described here apply to England.

My landlord did not protect my deposit. What can I do?

In England and Wales, a landlord must protect a deposit in a government-approved scheme within 30 days of receiving it. If they do not, or do not provide the required information, a tenant can apply to the County Court. The court can order the deposit to be repaid or protected, and order the landlord to pay an additional sum of between one and three times the deposit.

My tenant is in rent arrears. What should I do first?

Keep an accurate rent account, write to the tenant to set out the arrears, and check the tenancy agreement and any notices already served. Whether and when you can seek possession depends on the type of tenancy and the level and history of arrears. Take advice before serving a notice, because a defective notice can delay matters.

I have a commercial lease. Do I have a right to renew?

Many business tenancies have security of tenure under Part II of the Landlord and Tenant Act 1954, which gives the tenant a right to a new lease unless the landlord can establish a statutory ground of opposition. That protection does not apply if the lease was validly contracted out, which requires a specific notice and declaration procedure before the lease is entered into.

Can you prepare a possession notice for me?

I can advise on whether a notice is appropriate and prepare it as part of an agreed matter, after reviewing the tenancy and the facts. I do not provide automated notices or templates, because the right notice and notice period depend on the tenancy type and the ground relied on.