Balconies, external cladding and other outside features can create serious fire risks for people living in flats or houses in multiple occupation. Tenants and renters in England should know their rights when a suspected hazard appears: who to tell, what evidence to gather, and where to complain if repairs or removals are delayed. This plain-language guide explains immediate safety steps, how to report concerns to your landlord or local authority, and how to escalate to the First-tier Tribunal or building safety regulator if needed. It is written for renters and tenants, avoiding jargon and focusing on practical actions you can take today to reduce risk and protect your safety.
What are external fire risks?
External fire risks include combustible cladding, poorly constructed balcony materials, stored combustible items on balconies, and gaps that allow fire to spread up a building. These risks increase where external elements are connected to windows, vents or shared corridors that give flames a route into homes. If you notice discoloured or warped cladding, visible gaps, or repeated small fires or smoke near balconies, treat this as a serious hazard and begin documenting it.
Who is responsible?
Landlords are generally responsible for keeping the structure and exterior in a reasonable state of repair under tenancy law, and local authorities enforce health and safety standards in housing. Tenants should raise concerns in writing with their landlord or managing agent first and allow reasonable time for a response. If the landlord does not act, you can report hazards to your local council or the Building Safety Regulator, and you may be able to bring a claim or application to the First-tier Tribunal (Property Chamber) for certain disputes about repairs or management of communal safety.[1][2]
Immediate steps if you suspect unsafe cladding or balcony hazards
- Take dated photos and short videos of the cladding, balcony structure and any labels or markings.
- Notify your landlord or managing agent in writing, stating the hazard, date, and requested action; keep a copy.
- Report the issue to your local council’s environmental health team if the landlord does not respond within a reasonable time.
- If you believe there is an immediate danger, call the fire service and follow their advice; evacuate if instructed.
What evidence helps your case
Good evidence improves the chances of a quick remedy. Keep dated photos, copies of texts or emails to the landlord, any inspection reports, and records of conversations (time and who you spoke with). If neighbours share the same issue, collect short written statements. These items are useful when asking the council to act or when applying to the First-tier Tribunal.
Legal options and official forms
There is no single tenant-only form for every cladding or balcony issue; your course depends on the problem and the response you get. Common official routes and documents include:
- Written notice to your landlord (no universal form number) — use a clear dated letter or email asking for remedial action and a deadline.
- Report to your local council’s environmental health service (councils use their own complaint/report forms).
- Apply to the First-tier Tribunal (Property Chamber) for certain residential property disputes; applications follow guidance on GOV.UK and the tribunal’s pages rather than a single national form.[2]
- Report a building safety concern to the Building Safety Regulator or use the GOV.UK reporting routes for unsafe cladding and remediation issues.[3]
How the tribunal and councils can help
Local councils can use enforcement powers to require unsafe conditions to be remedied under housing and fire safety rules; the Building Safety Regulator oversees higher-risk buildings and remediation programmes. The First-tier Tribunal (Property Chamber) hears certain disputes between tenants and landlords, including repair obligations and service charge challenges. If you pursue a tribunal route, you will normally submit an application with supporting evidence, and the tribunal will set a hearing or make a paper decision based on materials provided.[2]
FAQ
- Can my landlord force me to remove items from my balcony?
- Your landlord may ask you to remove items that create a fire risk if your tenancy or communal rules prohibit them; request the landlord gives reasonable notice and a clear explanation, and keep a record of any agreement.
- Can I withhold rent if my landlord won’t fix a dangerous cladding issue?
- Withholding rent is risky and can lead to possession action; instead, document the issue, report to the council or Building Safety Regulator, and seek legal advice or use the First-tier Tribunal routes where appropriate.
- How quickly should a landlord act on an identified external fire hazard?
- Landlords should respond promptly and proportionately; for immediate dangers they must act without delay, and for other hazards they should provide a reasonable timetable for inspection and remediation.
How-To
- Gather dated photos, videos and written notes describing the hazard.
- Send a clear written report to your landlord or managing agent requesting inspection and action, and keep a copy.
- Report the hazard to your local council’s environmental health team and to the Building Safety Regulator if the building is higher-risk.
- If the landlord does not act, consider applying to the First-tier Tribunal (Property Chamber) with your evidence or seek legal advice about next steps.
Key Takeaways
- Act quickly to document and report external fire hazards to preserve safety and evidence.
- Keep organised records of communications, photos, and dates to support any complaint or tribunal application.
- Use council enforcement, the Building Safety Regulator, or the First-tier Tribunal when landlords fail to address serious risks.
Help and Support / Resources
- First-tier Tribunal (Property Chamber) - GOV.UK
- Report a building safety concern - GOV.UK
- Building Safety Regulator - GOV.UK
