Guides › Rent and Deposits › Swapping Your Council or Housing Association Home: Mutual Exchange
Swapping Your Council or Housing Association Home: Mutual Exchange
A mutual exchange lets social tenants swap homes, but you need your landlord's consent. A council landlord must serve any refusal, with its reasons, within 42 days of your application, or it loses the right to refuse. Councils can only refuse on the grounds in Schedule 3 of the Housing Act 1985, such as the home being too large for the incoming household. Housing associations have wider grounds but should not refuse unreasonably.
At A Glance
Your Rights
What the rules say, with a link to the official source for each.
Getting Consent
Time Limit
A notice of refusal, stating the grounds, must be served within 42 days of the application to exchange. A council landlord that misses this loses the right to refuse. source
Grounds
For council (secure) tenants the grounds are in Schedule 3 of the Housing Act 1985. Examples include the home being unsuitable, such as too large, for the incoming family; the home being adapted for a disabled person; and certain court orders or possession proceedings. Housing associations can refuse for broader reasons, but where consent is needed it should not be unreasonably withheld. Consent can be made conditional, for example on clearing rent arrears. source
If You Are Refused
Challenge
Consent is treated as given if the landlord refuses for a reason that is not a valid ground. You can complain to the landlord and then the Housing Ombudsman. A secure tenant exchanging with a secure or assured tenant can apply to court for an order requiring consent. source
Time Limits to Know
Miss a deadline and you can lose a right. Check the dates on your own paperwork.
- 42 daysLandlord's decisionFrom your application
Steps to Take
Step 1 of 5
Find a swap partner on your landlord's scheme or a swap website.
Step 2 of 5
Apply in writing to both landlords and keep proof of the date.
Step 3 of 5
Diary the 42-day deadline.
Step 4 of 5
Clear any rent arrears, as consent can be conditional.
Step 5 of 5
If refused, ask for the grounds and complain, then go to the Housing Ombudsman.
(Tap the numbers to reveal steps)
Where to Go If It Is Not Put Right
Your options, in order, and when each one applies.
Your Landlord's Housing Team
Apply here.
Housing Ombudsman Service
Free. After the landlord's final (stage 2) response.
Shelter England
Free advice on deposit claims and eviction notices.
Citizens Advice
Free advice on any renting problem.
Good to Know
Small things that make your complaint stronger.
Never swap without written consent: you could lose your tenancy.
Scotland, Wales and Northern Ireland have different housing rules.
Want Help?
If you would like one of our team to look at your problem, our initial case review is free. We cannot guarantee any outcome and we do not give legal advice.
Lead reviewer
Luke Marley
Founder and Lead Reviewer
Luke founded CPUK in 2026 after seeing how hard it is for ordinary people to get problems with companies put right. He oversees our guides and checks them against official sources.
Research by Katie Burt, Co-founder and Operations Lead (17 years in the care sector, including managing services for vulnerable adults), and the CPUK Research Team. Researched with AI-assisted research tools, then checked and corrected by our team.
Last checked: 15 October 2026. We are not paid by the companies we write about. Adverts never affect our guidance. Read our editorial policy.
Sources and official links
- england.shelter.org.uk/professional_resources/legal/renting/assignment/mutual_exchange_refusal Checked 15 October 2026
- housing-ombudsman.org.uk Checked 8 October 2026
- england.shelter.org.uk/housing_advice/tenancy_deposits/check_your_tenancy_deposit_is_protected/deposit_not_protected Checked 12 October 2026
- citizensadvice.org.uk Checked 8 October 2026