In today’s lettings market, the language landlords use in property listings and tenant selection matters more than ever. Phrases such as “No DSS” or “No Children” were once commonplace, but they now carry significant legal risk. For landlords and agents, continuing to use these terms can expose you to discrimination claims, reputational damage, and potential financial penalties.
At Ellis & Co, we work closely with landlords to ensure their letting practices are not only effective but fully compliant with current UK legislation. Here’s what you need to know and how to protect yourself while still securing reliable tenants.
Related: Renters’ Rights Act: landlord best practice for “asking rent” in high-demand areas
Why “No DSS” Is No Longer Acceptable
The term “No DSS” has traditionally been used to exclude tenants receiving housing benefit or Universal Credit. However, the direction of the Renters’ Rights Act makes it clear that blanket bans like this are no longer suitable in today’s lettings market.
The reforms focus on fair access to housing, meaning landlords and agents should avoid excluding applicants without proper assessment. Instead, decisions should be based on individual circumstances rather than broad restrictions.
With lenders and insurers also moving away from such conditions, there is now little justification for applying blanket exclusions.
The Legal Risks of “No Children”
Similarly, stating “No Children” in a listing can also raise serious concerns. While landlords may have practical reasons such as property size or suitability, this wording can be interpreted as discrimination against families.
Although “having children” is not a protected characteristic in itself, it is closely linked to sex discrimination, as women are more likely to be primary caregivers. Blanket exclusions can therefore be challenged under equality legislation.
In short, overly restrictive language can unintentionally cross legal boundaries, even when driven by legitimate concerns.
The Shift Towards Inclusive Lettings
The lettings sector has undergone a clear shift towards inclusivity and transparency. Portals, regulators, and industry bodies increasingly expect landlords and agents to avoid discriminatory language altogether.
This doesn’t mean landlords must accept every applicant it means decisions must be based on objective, evidence-based criteria, rather than broad exclusions.
Adopting this approach not only reduces legal risk but also opens your property to a wider pool of potential tenants, helping to minimise void periods.
Related: Market rent vs “wishful rent”: How to set a compliant rent increase that tenants won’t challenge
Safer Ways to Screen Tenants
Instead of relying on outdated or risky phrases, landlords should focus on robust, compliant tenant referencing processes. This ensures you assess applicants fairly while still protecting your investment.
Here are safer and more effective ways to evaluate tenants:
- Affordability checks: Assess income against rent (typically 2.5–3x monthly rent)
- Credit history: Identify any adverse credit or financial risks
- Employment and income verification: Confirm stability and reliability
- Guarantors where needed: Request additional security for higher-risk applications
- Rental history and references: Review past behaviour and payment consistency
By focusing on these measurable factors, you can make informed decisions without breaching equality laws.
How to Phrase Listings Correctly
Language matters. Rather than stating who you won’t accept, it’s far safer to outline your requirements clearly.
For example, instead of “No DSS” or “No Children”, consider:
- “Applicants must meet affordability criteria and referencing checks”
- “Suitable for [property type], subject to viewing and assessment”
- “All applications considered, subject to referencing”
This approach keeps your listings compliant while setting clear expectations for prospective tenants.
Balancing Risk and Compliance
Understandably, landlords want to minimise risk, particularly in an uncertain economic climate. However, the key is to manage that risk through process, not exclusion.
A well-structured tenant vetting system allows you to:
- Maintain consistent standards across all applicants
- Demonstrate fairness and transparency if challenged
- Protect rental income without breaching legislation
Ultimately, compliance and good business practice go hand in hand.
Related: Can landlords say no to pets? Understanding your rights and rental reforms
Why Professional Letting Support Matters
Keeping up with evolving regulations can be challenging, particularly for self-managing landlords. Working with an experienced letting agent ensures your property is marketed, let, and managed in line with current legal standards.
If you’re unsure whether your current practices meet legal requirements or you want to improve your tenant selection process, our team is here to help. At Ellis & Co, we combine local market expertise with rigorous compliance processes, helping landlords avoid costly mistakes while securing dependable tenants.
Get in touch with your local Ellis & Co branch today to ensure your property is let safely, legally, and with the right tenants in place.
