What to Do When Your Landlord Refuses to Do Repairs in the UK

Under the Landlord and Tenant Act 1985 (Section 11), your landlord must maintain: • The structure and exterior of the property (walls, roof, windows, drains) • Heating and hot water installations • Gas and electrical installations • Sanitation (toilet, bath, sink)

Under the Homes (Fitness for Human Habitation) Act 2018, the property must be fit for human habitation throughout the tenancy. This covers hazards including damp, mould, excessive cold, and electrical hazards.

These obligations apply regardless of what the tenancy agreement says — they cannot be contracted out.

Always report repairs in writing — not by phone or verbally alone. This creates a legal record.

Send your repair request: • By email (creates a timestamped record) • By letter sent by recorded delivery for serious issues • Include: date, description of problem, how long it has been present, any impact on your health or safety • Take photographs of the problem before and after reporting • Keep copies of everything

The timestamp on your written report establishes when the landlord was officially notified — which matters legally if you need to escalate.

Step 1: Send a formal letter giving the landlord a deadline (typically 14-21 days for non-urgent repairs, 24-48 hours for urgent issues like no heating in winter or water leak).

Step 2: Report to the local council's Environmental Health department. They have the power to inspect the property and issue an Improvement Notice requiring the landlord to fix the problem within a set timeframe. This is free and effective — landlords take council notices very seriously.

Step 3: Apply to the First-tier Tribunal for a Rent Repayment Order if the landlord has consistently failed to comply with an Improvement Notice. You can recover up to 12 months rent.

Step 4: Sue in the county court for damages caused by the disrepair — including damage to health, belongings, and inconvenience.

Withholding rent because of disrepair is risky and generally not recommended. Even if your landlord is in breach, withholding rent gives them grounds to seek eviction for rent arrears.

A safer approach is to: • Pay rent into a separate account (so you have the funds ready) • Document every payment and every repair request • Pursue the council and tribunal routes simultaneously

Some tenants successfully use a 'set-off' — deducting the cost of repairs they carried out themselves after giving the landlord reasonable time to act. This requires careful documentation and legal advice before proceeding.