Understanding Your Rights to Repairs
As a tenant in the UK, you have the legal right to live in a home that is safe, healthy, and fit for habitation. This means your landlord must keep the property in good repair and ensure it meets basic safety standards. Understanding your rights is the first step to making sure you are protected if problems arise.
What landlords must repair
By law, landlords are responsible for certain repairs and maintenance in rented homes. This includes keeping the structure and exterior – such as the roof, walls, windows, and doors – in good condition. They must also ensure that installations for water, gas, electricity, heating, and sanitation (like sinks, toilets, and baths) are working properly. These duties are set out in Section 11 of the Landlord and Tenant Act 1985, which is the key piece of legislation covering landlord repair obligations.
If your home has problems that could affect your health or safety – such as damp, mould, faulty wiring, or broken heating – your landlord is generally required to address these issues. The government’s Housing health and safety rating system (HHSRS): guidance for landlords and property-related professionals – GOV.UK explains what hazards landlords must look out for and fix.
Why knowing your rights matters
Knowing exactly what your landlord must repair helps you spot when they are failing in their duties. This empowers you to take action if repairs are ignored or refused. It can also help you communicate more effectively with your landlord and avoid disputes.
If you need a broader understanding of how repairs and maintenance work in rented homes, including both landlord and tenant responsibilities, you can find more information in our guide to Repairs and Maintenance in Rented Homes: Legal Overview.
For a detailed breakdown of what your landlord has to repair, including specific examples and exceptions, see our page on What Does Your Landlord Have to Repair.
Remember, if you are unsure about your rights or your landlord’s duties, it is always a good idea to seek advice or consult official resources. This will help you take the right steps if your landlord refuses or fails to pay for necessary repairs.
How to Request Repairs from Your Landlord
Requesting repairs from your landlord is an important first step if something in your home needs fixing. To make sure your request is clear and effective, it’s best to put it in writing. This creates a record of your communication and can help if you need to take further action later.
How to make a formal repair request
Start by writing a letter or email to your landlord. Clearly describe the problem and explain how it affects you or your household. For example, you might say, “The boiler has stopped working and we have no heating or hot water.” Be specific about what needs fixing and include details such as when you first noticed the issue.
What to include in your repair request
- Your name and address.
- A clear description of the problem.
- When the problem started.
- How it is affecting you or your family.
- Any photos or evidence (attach these if possible).
- A request for the repairs to be carried out within a reasonable time.
Keeping records
It’s important to keep copies of all correspondence with your landlord. Save emails, letters, and any replies you receive. If you speak to your landlord on the phone or in person, make a note of the date, time, and what was discussed. This record can be valuable if the situation doesn’t improve.
Following up if you get no response
If your landlord doesn’t reply within a reasonable time – usually 14 days for non-urgent repairs – send a follow-up message. Remind them of your original request and ask for an update. If you still don’t hear back, you may need to consider other steps, such as contacting your local council.
For a step-by-step guide on how to make a repair request, including template letters and further advice, see our How to Request Repairs from Your Landlord: Your Rights and Steps page.
What to Do If Your Landlord Refuses or Delays Repairs
When your landlord refuses or delays repairs, it can be frustrating and worrying – especially if the problem affects your health or safety. Understanding your options and taking the right steps can help ensure your home is kept in good condition.
Why Do Landlords Refuse or Delay Repairs?
Landlords may refuse or delay repairs for several reasons. Some claim they cannot afford the work, while others might not see the repair as urgent. In some cases, landlords may not understand their legal responsibilities, or they may hope tenants will fix the issue themselves. Sometimes, landlords are simply slow to respond or ignore requests altogether.
What Are Your Options?
If your landlord is not acting on your repair requests, you have several options:
- Remind your landlord in writing. Clearly describe the problem and request a timeline for when it will be fixed. Keep a copy of all correspondence.
- Gather evidence. Take photos or videos of the issue, and keep records of any impact on your daily life (for example, if you cannot use your bathroom or kitchen).
- Keep a log. Note down when you reported the problem and any responses you received.
- Check your tenancy agreement. This may outline the process for reporting repairs and expected response times.
Escalating the Issue
If your landlord still does not act, you can escalate the matter. Start by making a formal complaint. Many tenants find it helpful to follow a step-by-step process, which you can learn more about in our guide on how to complain and escalate repair issues as a UK tenant.
If informal and formal complaints do not work, you may consider contacting your local council. Councils have environmental health officers who can inspect your property and order your landlord to carry out repairs if the issue poses a risk to your health or safety.
When to Contact Local Authorities
You should contact your local council if:
- The repair is urgent and affects your health or safety (for example, mould, broken heating, or unsafe electrics).
- You have tried to resolve the issue with your landlord but have not been successful.
- You are worried about possible retaliation, such as eviction, for requesting repairs.
The council can inspect your home and may serve a legal notice on your landlord to force them to make the repairs.
Keeping Evidence
Always keep detailed records. Save all emails, texts, and letters between you and your landlord. Take dated photos or videos of the problem and any damage it causes. This evidence will be crucial if you need to escalate your complaint or take legal action.
For further practical advice on formally complaining about your landlord, the Citizens Advice guide on complaining about your landlord offers clear, step-by-step instructions.
Taking these steps can help you protect your rights and ensure your home is safe and well-maintained.
Getting Help from Local Councils and Authorities
If your landlord refuses to carry out essential repairs, your local council can step in to help. Councils are responsible for making sure that rented homes in their area meet basic safety and living standards. This includes ensuring properties are free from serious hazards, such as damp, mould, faulty electrics, or structural problems.
Reporting Serious Disrepair or Hazards
If you have tried to get your landlord to fix an issue and they have not responded, you can report the problem to your local council’s environmental health department. This is especially important if the disrepair is causing health risks or making your home unsafe. When you contact the council, be ready to provide details about the problem, any communication you have had with your landlord, and photographs or evidence if possible.
For more guidance on how to report repairs to the council, see Council Housing Repairs: Your Rights and What to Expect.
What Happens After You Report a Problem
Once the council receives your report, they may arrange to inspect your home. An environmental health officer will assess the severity of the disrepair and decide if it breaches housing standards. They use the Housing Health and Safety Rating System (HHSRS) to judge if the problem poses a risk to your health or safety.
If the council finds serious hazards, they have legal powers to act. They may:
- Send your landlord an informal request to carry out repairs.
- Issue a formal enforcement notice, which legally requires your landlord to fix the problems within a set time.
- Arrange the repairs themselves in extreme cases and recover the costs from your landlord.
Emergency Housing and Your Rights
If the council decides your home is unsafe to live in, they may advise you to leave temporarily while repairs are made. In some cases, they can help you access emergency or temporary accommodation, especially if you are at risk of homelessness or your health is in danger. To understand your rights in these situations, read Your Rights to Emergency and Temporary Housing in the UK.
Recent changes in the law have also strengthened tenant rights, making it easier to access information about your home and hold landlords accountable for emergency repairs. For details, visit Tenants given new rights to access information about their homes – GOV.UK.
Getting help from your local council can be a crucial step in resolving serious repair issues, especially if your landlord is unresponsive. Don’t hesitate to use their services if your home is unsafe or your landlord is failing in their legal duties.
Taking Legal Action and Other Remedies
If your landlord still refuses to carry out or pay for necessary repairs after you have followed all other steps, you may need to consider legal action. Legal remedies are often a last resort but can be effective if your landlord is not fulfilling their legal responsibilities.
When to Consider Legal Action
Legal action is usually appropriate if:
- The repairs are essential for your health or safety.
- You have reported the problem in writing and given your landlord reasonable time to respond.
- Efforts to resolve the matter informally or through local authorities have failed.
Before starting any legal process, gather evidence such as photos, copies of your correspondence with the landlord, and any reports from environmental health officers.
Applying to the First-tier Tribunal (Property Chamber)
In England, you can apply to the First-tier Tribunal (Property Chamber) – GOV.UK if your landlord will not carry out repairs. The Tribunal can order your landlord to fix the problem and, in some cases, reduce your rent until repairs are completed. This is a less formal process than going to court and is designed to be accessible for tenants.
Claiming Compensation or Rent Reduction
You may be entitled to compensation if you have suffered loss or inconvenience due to the disrepair. This could include:
- Damage to your belongings
- Higher heating costs due to poor insulation
- Health issues caused by damp or mould
You can also ask for a rent reduction (known as a ‘rent abatement’) if part of your home has been uninhabitable. The amount depends on how much of your home was affected and for how long.
Getting Legal Advice and Support
Taking legal action can be complex. It is wise to seek advice before starting a claim. Free help is available from Citizens Advice, Shelter, and local tenant support services. They can guide you on your rights, help you prepare your case, and may even be able to represent you.
Deposit Disputes Related to Repairs
Sometimes, landlords try to deduct money from your deposit to cover repairs they claim are your responsibility. If you disagree with these deductions, you have the right to challenge them through your tenancy deposit protection scheme. For more guidance on this process, see our page on How to Handle Deposit Deductions and Disputes as a Tenant.
Taking legal action is a serious step, but it can help ensure your home is safe and habitable. Always keep detailed records and seek support if you are unsure about the process.
Additional Resources and Related Topics
If you are facing problems with repairs in your rented home, there are several related topics and resources that can help you understand your rights and options.
Appliance repairs are a common source of disputes between tenants and landlords. If you’re unsure who is responsible for fixing or replacing appliances like boilers, ovens, or washing machines, see our guide on Appliance Repairs in Rented Homes: Landlord and Tenant Rights.
Issues with specific parts of your home, such as the kitchen, can raise unique questions. For information about what repairs your landlord must handle in the kitchen, including damaged units or faulty plumbing, read Kitchen Repairs in Rented Homes: Your Rights and Landlord Duties.
Leaks and roof problems often require urgent attention. If your landlord is slow to fix a leak or repair the roof, learn about your rights and possible next steps in Leaks and Roof Repairs in Rented Homes: Tenant and Landlord Rights.
Sometimes, landlords may try to charge tenants for repairs, even when it’s not your responsibility. If you’ve received a bill or invoice from your landlord for repair work, find out what to do next in What to Do If Your Landlord Sends You a Repair Invoice in the UK.
Mould and damp are persistent problems in many rented homes and can affect your health. For advice on tackling these issues and understanding who is responsible for fixing them, visit Mould and Damp in Rented Homes: Tenant and Landlord Legal Rights.
If you are experiencing domestic abuse and need to leave your home for safety, specialist housing support is available. Find out how to access refuge accommodation and get help in Refuge Housing: Safe Accommodation for Domestic Abuse Survivors.
Repair disputes sometimes lead to rent arrears if you withhold rent or struggle to pay due to ongoing problems. To understand your rights around rent arrears and what steps to take if you owe rent, see Rent Arrears: Your Rights and What to Do If You Owe Rent.
If you need more help understanding your rights or taking action, Contend’s AI Legal Assistant is here for you. You can get clear, personalised answers to your questions about landlord repairs, guidance on the best next steps for your situation, and even help drafting letters or formal requests to your landlord or council. Whether you need to challenge a repair invoice, report disrepair, or understand your rights around mould or leaks, Contend can support you every step of the way.
