landlord has given me 14 days’ notice to leave, is this actually legal/do I have tenancy (England)
Hi all, I’m looking for some advice about my housing situation in England, particularly whether the agreement I have been given is genuinely a licence or whether I may actually have tenancy rights.
I’ve lived at the property continuously since 12 July 2024. My agreement is with Zoom Inns and is described throughout as a “Residential Licence Agreement” for a short-term stay.
It says that the booking is for leisure, business or temporary purposes and that I am not entitled to a tenancy, an assured shorthold tenancy, an assured tenancy or statutory protection under the Housing Act 1988.
However, the actual arrangement seems quite different from what I understand a typical licence to be.
I have always occupied the same room.
The room has a lock and is for my exclusive use.
I have exclusive use of the en-suite bathroom.
There are no housekeeping services in my room.
I can have guests without needing specific permission, subject to the agreement.
I share a kitchen with the other occupiers.
Zoom Inns/the landlord does not live at the property.
My current rent is £675 per month.
I have now been given 14 days’ notice that my “licence to occupy” will come to an end and that I must leave. No reason has been given.
They have offered me alternative studio accommodation in Harborne for £700 per month, but this is more expensive than my current accommodation.
Interestingly, my agreement itself appears to provide for 30 days’ notice, rather than 14 days.
So I have a few questions:
Is 14 days’ notice actually sufficient? If the agreement says 30 days, can they simply give me 14 days? If this is legally a tenancy rather than a licence, would I be entitled to substantially more protection/notice?
Could this be a “sham licence”? Does the fact that the agreement calls itself a licence actually matter if, in reality, I have exclusive possession of a particular room and have lived there as my home continuously since July 2024?
Could I actually be an assured tenant/AST or otherwise have greater protection? Are there particular facts that would determine this?
Should this property be registered/licensed as a House in Multiple Occupation (HMO)? There are five separate rooms occupied by different people, with shared kitchen facilities, and the landlord does not live there.
What happens to my deposit? Should it have been protected in a tenancy deposit scheme, and does the fact that my agreement is labelled a licence change this?
I’m particularly worried because I could potentially stay temporarily with my boyfriend’s parents if I had absolutely no choice, but they live far enough away that it would make getting to work very difficult as I can’t drive and would have an hour and a half commute each way.
I’m trying to understand my position before agreeing to leave or accepting the alternative accommodation.
If anyone has experience with residential licences, sham licences, HMOs or housing law in England, I’d really appreciate any advice on what my actual rights might be and what steps I should take next.