A fair letting process needs more than a carefully worded advert. The way enquiries, viewings and applications are handled matters too. This article concerns England’s rental-discrimination measures and was reviewed on 15 October 2026.
Understand the specific protection
The Renters’ Rights Act measures applying from 1 May 2026 prohibit unfair treatment because renters have children or receive benefits in the covered private tenancies. They apply to landlords and people acting for them, including agents.
Government guidance distinguishes these measures from the wider Equality Act 2010 framework. The two should not be confused, and a general list of protected characteristics is not a substitute for checking the rule relevant to a particular decision.
Review the whole application journey
Our practical recommendation is to examine the advert, enquiry response, viewing arrangements and referencing questions together. A neutral advert is undermined if an applicant is then excluded automatically because of the source of their income or because children would live at the property.
Make sure the person answering enquiries understands the same policy as the person selecting applicants. Keep the reasons for a decision clear and grounded in the individual application, rather than informal assumptions about a group of people.
Keep a useful decision record
Use consistent questions and record the evidence considered. If a genuine property restriction is relevant, check its legal effect rather than repeating an old clause without review.
Where the circumstances are unclear, obtain advice before refusing an application. This guide does not decide the lawfulness of any individual refusal. It provides a starting point for replacing blanket exclusions with a documented and properly considered process.
Source: MHCLG rental-discrimination guidance. Contains public sector information licensed under the Open Government Licence v3.0.