Understanding Your Rights Regarding Repairs
As a tenant in the UK, you have clear legal rights when it comes to repairs and maintenance in your rental property. Understanding these rights is the first step in making sure your home is safe, comfortable, and well-maintained – and it empowers you to take effective action if repairs are not carried out as they should be.
UK law sets out specific standards your landlord must meet. Most importantly, under the Landlord and Tenant Act 1985, Section 11, landlords are required to keep the structure and exterior of your home in good repair. This includes things like the roof, walls, windows, doors, gutters, and drains. They’re also responsible for ensuring that installations for the supply of water, gas, electricity, sanitation (such as toilets, basins, and sinks), and heating are kept in proper working order.
These obligations apply to most private and social tenancies, and they cannot be waived – even if your tenancy agreement says otherwise. If you’re unsure about the specific repairs your landlord must handle, you can find a detailed breakdown of what your landlord has to repair.
Beyond the basics, landlords must also address issues that could affect your health and safety, such as damp, mould, or faulty wiring. The law requires that these repairs are carried out within a reasonable time once you’ve reported them. What counts as “reasonable” can depend on the urgency of the problem – emergencies like a broken boiler in winter should be fixed much faster than minor cosmetic issues. For a full overview, see our guide on landlord repair obligations and landlord repair obligations.
If you rent from a council or housing association, you are protected under the Housing Act 2004, which sets minimum health and safety standards for rented homes. This means your landlord must deal with hazards like unsafe stairs, electrical problems, or severe damp that could impact your wellbeing.
When you know exactly what your landlord is responsible for, you can make clear, informed complaints if repairs are delayed or ignored. This knowledge is crucial if you need to escalate the issue – whether that’s making a formal complaint, seeking help from your local council, or taking the matter to the Housing Ombudsman.
Being aware of your rights also helps you avoid common pitfalls, such as being pressured to pay for repairs that are not your responsibility, or accepting substandard living conditions. If you’re unsure about the process for raising repair issues or want to know more about your landlord’s legal duties, our comprehensive resources and external guides can help you take the right steps.
Understanding your rights is the foundation for getting repairs addressed quickly and fairly. Explore our detailed guides to learn more about what your landlord has to repair, landlord repair obligations, and the protections provided by the Landlord and Tenant Act 1985, Section 11 and Housing Act 2004.
How to Make a Repair Complaint to Your Landlord
Before making a formal complaint about repairs, it’s important to ensure you’ve already followed the correct process to how to request repairs from your landlord or letting agent. If you haven’t yet made a proper request, start there – most landlords are legally required to carry out certain repairs once notified, under the Landlord and Tenant Act 1985.
If your landlord has not responded within a reasonable time (usually 14 days for non-urgent repairs, or sooner for urgent issues), you can take the following steps to make a formal complaint:
Always put your complaint in writing, even if you’ve spoken to your landlord previously. Written communication creates a clear record of your concerns and the dates you raised them. You can send your complaint by email or letter. If you use email, ask for a read receipt or save a copy for your records.
Be specific about the repairs needed. Include:
The exact nature of the problem (e.g., leaking roof, broken boiler).
When and how the issue started.
Any impact on your health or safety (such as damp causing mould).
How the problem affects your day-to-day life.
If possible, attach photos or videos to illustrate the issue.
Mention any earlier attempts to contact your landlord about the repairs. Include dates and a summary of their responses (or lack thereof). This helps show you’ve given your landlord a fair opportunity to fix the problem.
Be clear about what action you expect and when you would like it completed. For example, you might request that a repair is carried out within the next 7 days if the issue is urgent.
Keep copies of all correspondence, including emails, letters, and any replies. Also, keep a log of phone calls – note the date, time, and what was discussed. These records can be vital if you need to escalate your complaint or seek external help.
Even if you’re frustrated, staying polite and factual in your complaint letter can help resolve the issue more quickly. Avoid personal remarks and focus on the facts.
Dear [Landlord/Letting Agent’s Name],
I am writing to formally request urgent repairs to [describe the issue, e.g., the boiler, which has not worked since 10 January]. I first reported this on [date], but the problem remains unresolved. The lack of heating is affecting my health and wellbeing.
Please arrange for the repairs to be completed within the next 7 days. I have attached photos for your reference.
I look forward to your prompt response.
Yours sincerely, [Your Name]
By law, landlords must keep the property in good repair and ensure it is safe and fit for habitation. Key legislation includes:
Landlord and Tenant Act 1985 – requires landlords to keep the structure and exterior of the property in repair, as well as installations for water, gas, electricity, sanitation, and heating.
Homes (Fitness for Human Habitation) Act 2018 – ensures rented homes are safe, healthy, and free from serious hazards.
If your landlord does not respond or refuses to carry out necessary repairs after your formal complaint, you may need to escalate the issue. Keeping thorough records and following these steps will strengthen your case if you need to seek further help.
When and How to Escalate Repair Issues
Knowing when and how to escalate a repair issue is crucial if your landlord or letting agent is not taking action. As a tenant in the UK, you have rights under the Landlord and Tenant Act 1985, which requires landlords to keep the property in good repair. If you have already reported a problem and nothing has happened, it may be time to take further steps.
You should consider escalating your repair issue if:
You receive no response: If your landlord or letting agent ignores your initial repair request, or does not acknowledge your complaint within a reasonable time (usually 14 days for non-urgent repairs, or sooner for urgent problems like no heating in winter).
There are repeated delays: If promised repairs are not carried out within a reasonable timeframe, or if you are given repeated excuses without clear action.
You face unsafe or unhealthy conditions: Issues affecting your health or safety, such as damp, mould, broken heating, or faulty electrics, should be treated as urgent. Delays in these cases are serious and should be escalated quickly.
Your landlord refuses to carry out repairs: If your landlord denies responsibility for repairs they are legally required to make, it’s important to take further action.
Most letting agents and some landlords have a formal complaints procedure. Check your tenancy agreement or the agent’s website for details. Submit your complaint in writing, clearly stating:
The repairs needed
When and how you first reported the issue
Any previous responses or lack of action
Keep copies of all correspondence and evidence, such as photos or reports.
If you are renting through a letting agent, they must belong to a government-approved redress scheme (such as The Property Ombudsman or the Property Redress Scheme). If the agent fails to resolve your complaint, you can escalate it to the relevant scheme. They can investigate and help resolve disputes between tenants and agents.
If your landlord or agent still doesn’t act, contact your local council’s Environmental Health department. Councils have the power to inspect your home and order your landlord to carry out repairs, especially if the issue poses a risk to your health or safety. Under the Housing Health and Safety Rating System (HHSRS), councils can issue improvement notices or, in serious cases, carry out emergency repairs themselves and bill the landlord.
Some areas offer free or low-cost mediation services to help tenants and landlords reach an agreement without going to court. This can be a quicker and less stressful way to resolve disputes, especially for ongoing issues.
If all else fails, you may be able to take your landlord to court to force repairs or claim compensation. This step should only be taken after trying the other options, as it can be time-consuming and may involve costs.
Throughout the process, continue to keep detailed records of:
All communications (emails, letters, texts, phone calls)
Dates and descriptions of the problem
Photos or videos of the damage or disrepair
Any health impacts or inconvenience caused
This evidence will be vital if you need to prove your case to a redress scheme, the council, or a court.
Escalating a repair issue can feel daunting, but following the correct steps and knowing your rights can help you get the repairs you need and ensure your home is safe and comfortable.
Using External Agencies and Support
If your landlord has not responded to your repair requests, or if the issue remains unresolved, you have the right to seek help from external agencies and support services. These organisations can provide advice, enforce standards, and help ensure your home is safe and properly maintained.
Local councils have a legal duty to make sure rented homes meet certain health and safety standards under the Housing Health and Safety Rating System (HHSRS), as set out in the Housing Act 2004. If your landlord ignores repair requests, you can contact your council’s environmental health department. They can inspect your home and, if they find serious hazards, issue your landlord with an improvement notice requiring repairs to be carried out. In some cases, councils can carry out emergency repairs themselves and recover the costs from your landlord. For more on the council’s role and what to expect, see this guidance from the Local Authority.
If you are unsure about your rights or need help dealing with your landlord, housing advice services can offer free, confidential support. Organisations like Shelter, Citizens Advice, and local tenant support groups can help you understand your options, draft complaint letters, and guide you through the complaints process. They can also help you gather evidence, such as photographs or repair logs, which may be useful if the dispute escalates.
If your landlord is a member of a redress scheme or if you rent from a housing association or local authority, you can escalate your complaint to a tenancy dispute resolution service or ombudsman. The Housing Ombudsman Service offers a clear process for making complaints when landlords fail to act. They can investigate your case, recommend solutions, and, in some cases, order your landlord to make repairs or pay compensation. It’s important to follow your landlord’s complaints procedure first, as ombudsman services usually require you to do this before they will step in.
Repair issues can sometimes make your home unsafe or uninhabitable. If you need urgent help – such as temporary accommodation or financial support – your local council may be able to offer housing assistance. This could include help with finding alternative accommodation or support with rent payments if repair problems are affecting your living conditions.
If you’re facing ongoing repair issues, don’t hesitate to seek advice and support. Acting early and using these external resources can help resolve problems more quickly and ensure your rights as a tenant are protected.
Taking Legal Action for Repairs
If your landlord has failed to carry out necessary repairs after you’ve reported the issue and followed the complaint process, you may need to consider legal action as a last resort. Legal action can help force your landlord to carry out repairs and, in some cases, compensate you for any harm or inconvenience caused. However, taking this step is a serious decision and comes with responsibilities and potential risks.
Legal action is usually only appropriate when:
You have reported the repairs to your landlord in writing and given them reasonable time to respond.
You have followed your landlord’s complaints procedure and, if relevant, escalated the issue to your local council or a redress scheme.
Your landlord still has not resolved the problem, and the disrepair is affecting your health, safety, or ability to use your home.
Common examples include severe damp and mould, dangerous electrical faults, or broken heating systems during winter.
There are several legal options you may consider:
1. Making a Court Claim for Repairs You can make a claim in the county court under Section 11 of the Landlord and Tenant Act 1985 if your landlord has not met their legal obligations to keep the property in good repair. The court can order your landlord to carry out repairs and, in some cases, award you compensation for distress, inconvenience, or damage to your belongings.
2. Withholding Rent Some tenants consider withholding rent to pressure their landlord into action. However, this is risky. If you stop paying rent, your landlord could start eviction proceedings against you for rent arrears. There is no automatic legal right to withhold rent, and you could lose your home if you do not follow the correct process.
3. Carrying Out Repairs Yourself and Deducting the Cost In certain situations, you may be able to arrange repairs yourself and deduct the cost from your rent. This is called the “rent deduction procedure”, but you must follow strict steps:
Inform your landlord in writing of the repairs needed.
Give them reasonable time to carry out the work.
Get several quotes and share them with your landlord.
Warn your landlord in writing that you will arrange the repairs and deduct the cost if they do not act.
If you do not follow the correct procedure, your landlord may dispute the deductions or take legal action against you.
Before starting any legal proceedings, it’s strongly recommended to get professional legal advice. A solicitor, housing adviser, or your local Citizens Advice can help you understand your rights, the strength of your case, and the best way forward. They can also explain the possible costs involved and whether you might qualify for legal aid.
Taking legal action can be time-consuming and expensive. You may have to pay court fees and, if you lose, you might be ordered to pay your landlord’s legal costs. There is also a risk that your relationship with your landlord could deteriorate.
Always keep detailed records of all communications, reports, and evidence of the disrepair. This will help support your case if you go to court.
Legal action should be your final step if all other attempts to resolve the repairs issue have failed. Make sure you fully understand your rights and responsibilities before proceeding.
Specialist Repair Issues and How to Complain About Them
When it comes to repairs, some issues require a more specialised approach. Problems such as faulty appliances, damaged kitchens, persistent leaks, or roof damage can be particularly disruptive – and may need to be handled differently from more general maintenance requests. Understanding your rights and the correct way to complain about these specialist repair issues can make a real difference in getting them resolved quickly.
1. Appliance Faults If appliances like cookers, fridges, or washing machines are provided as part of your tenancy, your landlord is usually responsible for keeping them in safe working order. If an appliance breaks down, report the problem in writing and keep a record of your communication. For more detailed guidance, see our section on appliance repairs, which explains your rights and how to escalate if your landlord does not act.
2. Kitchen Repairs Kitchens are essential for daily living, and issues such as broken cupboards, damaged worktops, or unsafe fittings should be reported promptly. Your landlord is generally responsible for repairs to fixtures and fittings supplied with the property. If you face delays or disputes, our kitchen repairs guide covers how to make an effective complaint and what steps to take if the problem isn’t resolved.
3. Leaks and Roof Issues Leaks, damp, and roof problems can cause significant damage if not addressed quickly. Landlords have a legal duty under the Landlord and Tenant Act 1985 to keep the structure and exterior of the property – including roofs and gutters – in good repair. If you notice water ingress, rising damp, or obvious roof damage, report it immediately. Learn more about your rights and the complaint process in our leaks and roof repairs section.
When making a complaint about a specialist repair, be as specific as possible. Include details such as when the issue started, how it affects your use of the property, and any safety concerns. Attach photos if you can. For urgent issues – like leaks posing a risk of further damage – make it clear that you expect a prompt response, as landlords are legally obliged to carry out repairs within a “reasonable time.”
The law protects tenants when it comes to essential repairs. Under Section 11 of the Landlord and Tenant Act 1985, landlords must keep installations for the supply of water, gas, electricity, sanitation, and heating in good working order. For specialist issues, understanding the specific responsibilities your landlord has can help you make a stronger complaint and, if necessary, escalate the problem to your local council or a housing ombudsman.
Taking the right approach and knowing your rights can help you resolve specialist repair issues more effectively. If you’re facing persistent problems, explore our detailed guides linked above for step-by-step advice tailored to your situation.
What to Do if Your Landlord Refuses Repairs or Sends You an Invoice
If your landlord refuses to carry out necessary repairs or sends you an invoice for repairs you didn’t agree to, it can feel overwhelming. However, tenants in the UK are protected by law, and there are clear steps you can take to challenge unfair treatment and ensure your home is safe and well maintained.
Landlords are legally required to keep your home in a safe and habitable condition. This includes fixing issues like heating, plumbing, leaks, and structural problems. If your landlord won’t carry out repairs or refuses to pay for them:
Put Your Request in Writing Always report repairs to your landlord or letting agent in writing (email or letter). Clearly describe the problem, when it started, and request a prompt response. Keep copies for your records.
Remind Your Landlord of Their Legal Duty Under the Landlord and Tenant Act 1985, landlords must keep the structure and exterior of your home in repair and ensure installations for water, gas, electricity, and heating are working. Remind your landlord of these responsibilities.
Allow Reasonable Time for Response Give your landlord a reasonable period to respond – usually 14 days for non-urgent issues, sooner for urgent repairs (like broken heating in winter).
Escalate the Issue If your landlord still refuses, you have further options. You can read more about your rights and next steps in our guide on if your landlord refuses or won’t pay for repairs.
Sometimes, landlords try to pass the cost of repairs on to tenants, even when the issue wasn’t your fault. If you receive an invoice for repairs:
Check Your Tenancy Agreement Review your contract to see what you’re responsible for. Tenants are usually only liable for damage they or their guests cause – not for general wear and tear or faults with the structure or essential services.
Dispute Unfair Charges If you believe the invoice is unfair, respond in writing stating your reasons. Reference your tenancy agreement and explain why you are not responsible for the cost. For more detailed guidance, see if your landlord sent you an invoice for repairs.
Know Your Consumer Rights The Consumer Rights Act 2015 protects you against unfair charges and poor service. If you feel you’ve been treated unfairly, you can use this law to challenge unreasonable invoices.
Gather Evidence Take photos of the issue, keep copies of all correspondence, and collect any reports from professionals (like plumbers or electricians).
Seek Advice Contact organisations like Citizens Advice or Shelter for free support. They can help you understand your rights and draft letters to your landlord.
Don’t Withhold Rent Avoid withholding rent, as this could put you at risk of eviction. Instead, follow the proper complaint and escalation process.
If your landlord still refuses to act or continues to demand payment for repairs you’re not responsible for:
Contact Your Local Council The council’s Environmental Health department can inspect your property and order your landlord to carry out repairs if there are health or safety risks.
Consider Legal Action If all else fails, you can take your landlord to court to force repairs or recover costs. Keep thorough records to support your case.
Use a Redress Scheme If you rent through a letting agent, check if they belong to a redress scheme. These schemes can help resolve disputes between tenants and agents.
Remember, you have a right to live in a safe and well-maintained home. Don’t hesitate to seek help and use the protections available to you under UK law. For more guidance on specific scenarios, explore our related pages on what to do if your landlord refuses or won’t pay for repairs or if your landlord sent you an invoice for repairs.
Understanding Safety, Utilities, and Structural Issues in Repair Complaints
When dealing with repairs in your rental property, it’s crucial to understand how issues relating to safety, utilities, and the building’s structure can impact your rights and the urgency of your complaint. Recognising these problems early helps ensure you and your household remain safe and that your landlord addresses the most serious concerns promptly.
Problems with the structure of your home – such as cracks in walls, unstable floors, or faulty fire escapes – aren’t just inconvenient; they can pose real safety risks. Landlords in the UK have a legal duty to keep the property safe and in good repair. This includes making sure the building is structurally sound and free from hazards that could cause injury or health problems.
If you notice issues like damp, mould, leaking roofs, or signs of subsidence, these may indicate deeper building safety and structural issues that require urgent attention. In some cases, these problems could breach your landlord’s obligations under the Housing Health and Safety Rating System (HHSRS) or even the Health and Safety at Work Act 1974, which sets minimum safety standards for residential properties.
Access to reliable utilities and energy supply – such as water, gas, electricity, and heating – is fundamental to safe and healthy living. If your boiler breaks down in winter, your electrical wiring is faulty, or you have no running water, these are more than minor inconveniences; they can quickly become health hazards.
The law requires landlords to ensure that installations for the supply of water, gas, electricity, sanitation, and heating are kept in proper working order. Any failure to provide these essential services should be reported immediately, and landlords are expected to act quickly to restore them.
If you have reported a safety, structural, or utility issue and your landlord hasn’t responded within a reasonable time (usually 24 hours for emergencies), you should escalate your complaint. Start by following up in writing and keeping records of all communication. If the problem still isn’t resolved, you can contact your local council’s environmental health department, which has the authority to inspect the property and order repairs if necessary.
For ongoing safety hazards or when you feel your wellbeing is at risk, don’t hesitate to seek external help. Council officers can serve legal notices on landlords who fail to meet their obligations, and in some cases, you may be able to take further legal action.
Understanding your rights and responsibilities can help you get repairs sorted quickly and safely. For more detailed guidance on building safety and structural issues, or to learn more about your rights regarding utilities and energy supply, explore our dedicated resources. You can also review the official Health and Safety at Work Act 1974 for a deeper understanding of legal safety standards in rented homes.
By recognising the signs of serious repair issues and knowing how to escalate your concerns, you can help ensure your home remains safe, comfortable, and legally compliant.
