Rights of secure tenants
Statutory rights of secure tenants around assignment and succession, subletting, exchange or management of the property.
Flexible tenancies
The information on the statutory rights of secure tenants applies equally to tenants with flexible tenancies, unless advised otherwise.
Lodgers and subletting
A secure tenant has the right to take in a lodger.[1] They do not need the landlord's consent.
A secure tenant can sublet part of the home with the landlord's written consent.[2] The landlord cannot unreasonably withhold consent. Consent can be given retrospectively.[3]
A secure tenant cannot sublet the whole of the home; if they do, their secure status ends and cannot be regained. It is also a criminal offence. See Social housing fraud for more details on this and unlawful profit orders.
Right to exchange
A secure tenant can exchange their homes with either:[4]
another secure tenant
a housing association assured tenant
This is known as a mutual exchange.
When a secure tenant exchanges with an assured tenant, they become an assured tenant and the assured tenant becomes a secure tenant.
An exchange is affected by a formal document called a deed of assignment.
Find out more about mutual exchange for social tenancies on Shelter Legal.
Right to repair scheme and improvements
When a local authority does not carry out a 'qualifying repair' within a certain time limit, under the right to repair scheme the tenant may by able to make the local authority appoint a new contractor, and/or be paid compensation.[5] To be a 'qualifying' repair the landlord must decide that it will cost less than £250. There are other qualifying conditions.
A secure tenant must not carry out any improvements without the written consent of the landlord, however consent must not be unreasonably withheld and if it unreasonably withheld it is to be treated as given. A secure tenant of a local authority may have the right to be compensated for improvements that they carry out to their property. The compensation is only paid for certain types of improvement and can only be claimed at the end of the tenancy.[6] A flexible tenant does not have any right to carry out improvements or to receive compensation for improvements made.[7]
Right to information
Local authorities must publish information for tenants about the terms of their tenancies, the right to buy and repairing obligations, and must provide written tenancy agreements.[8]
Right to be consulted
Local authorities must consult and take into account tenants' views on matters of housing management.[9] Housing management includes the maintenance, improvement or demolition of council properties held under secure tenancies, and services provided to council tenants. It does not include rent or service charges.
A local authority landlord must publish details of how (and on what) it will consult. It must make a copy of the consultation details available free of charge at its offices, and provide copies on demand (for which it may charge). Tenants must be allowed to make their views known to the authority within a specified period and the authority must consider any representations made to it under the consultation.
Right to buy/rent to mortgage
Tenants have a right to buy their property[10] as long as they meet the necessary criteria.
Right to manage
Right to assign
Assignment is the transfer of an interest in a property (for example, a tenancy) to another person. The general rule is that secure tenancies cannot be assigned except in three situations:[13]
assignment by way of exchange
assignment following court orders in some relationship breakdown cases
assignment to a member of the tenant's family who would be a successor
The unauthorised assignment of secure tenancies is a criminal offence (see Social housing fraud for more on this and unlawful profits orders).
Right to succeed
Succession is where a tenancy is transferred on the death of the tenant. There can be only one statutory succession to a secure tenancy and certain conditions must be met.[14] Where there is a joint tenancy and one of the tenants dies, the remaining tenant(s) will succeed and there cannot be a further succession.[15]
Last updated: 16 March 2021