Can Renters in England Carry Out Their Own Repairs?

If you’re renting in England and your rented home needs repairs, you might wonder if you can just fix things yourself. While it can be tempting to take matters into your own hands—especially if the landlord is slow to act—there are important legal and practical implications. This guide explains what you can and cannot do about repairs in your rented property, and how to protect your rights under English law.

Who Is Responsible for Repairs in a Rented Home?

Your landlord is legally responsible for most repairs in your home. According to the Landlord and Tenant Act 1985, the landlord must keep the structure, exterior, plumbing, heating, and sanitation in good repair¹. Tenants are responsible for minor items like changing lightbulbs and keeping the property reasonably clean.

• Landlords: Must handle major repairs (e.g., roof leaks, broken boilers, unsafe wiring).
• Tenants: Responsible for day-to-day care (e.g., unblocking sinks caused by misuse, garden maintenance—if agreed in the contract).

Can You Repair Your Rented Home Yourself?

Generally, tenants must not carry out repairs themselves without written permission from their landlord, except for minor cosmetic tasks or in emergencies. Making repairs without consent can risk:

• Losing your deposit if the repair is unsatisfactory.
• Liability for accidental damage—even if unintended.
• Breaching your tenancy agreement.

The safest approach is always to report problems to your landlord or letting agent and allow a reasonable time for them to fix the issue. Read more in the official guidance about repairs from GOV.UK.

When Can a Tenant Arrange Repairs Directly?

In some situations, tenants may arrange repairs themselves and potentially recover the cost:

• If the issue is urgent (like a burst pipe) and the landlord cannot be reached after reasonable effort.
• If you have reported a problem in writing, given the landlord a fair chance to fix it, and nothing has happened.

However, you must still follow correct steps, or you could lose your right to reimbursement:

1. Notify your landlord in writing of the problem, keeping copies.
2. Allow a reasonable time for the landlord to respond and arrange repairs (what’s ‘reasonable’ depends on the problem’s urgency).
3. Inform the landlord again before going ahead.
4. Use a reputable and VAT-registered contractor—keep invoices and evidence.
5. Claim reimbursement by sending receipts and an explanation to your landlord.

Your landlord might refuse to pay if these steps are not followed. For detailed guidance, check Shelter’s advice on organising repairs.

Emergencies and Health Risks

When a repair relates to an emergency—such as loss of heating in winter or serious leaks—it’s advisable to call your landlord or their appointed repair number immediately. If you cannot contact them and the problem is putting health or safety at risk, you may have to act to prevent severe damage. But always keep evidence that you tried to contact them first.

Legal Steps: Getting Repairs Done Through Your Council or Tribunal

If your landlord ignores serious repair requests, you can ask your local council’s Environmental Health team to inspect and, if needed, force the landlord to act under the Housing Act 2004².

• The council can serve an Improvement Notice requiring the landlord to make repairs.
• You can also apply to the First-tier Tribunal (Property Chamber) if tenancy rights are breached.

This process can sometimes remove certain grounds for eviction that landlords might otherwise use.

Official Forms and Action Steps

• Form: Complaint to Environmental Health
  When and how used: No standard national form—contact your local council's Environmental Health team (find details via Find your local council). Example: If your landlord ignores reports of a broken boiler all winter, you can formally complain to the council, who can inspect and order repairs.
• Form: Application to First-tier Tribunal (Property Chamber) Residential Property – Application Form RP1
  Official Form RP1
  Used when: You need the tribunal to rule on a dispute over repairs (for example, if the landlord rejects all responsibility). Fill this form and send it to the Property Chamber as detailed in their notes.

Always keep a clear written record and evidence (dates, photos, written notices, invoices) to support your claim or complaint.

Risks of DIY Repairs Without Permission

If you make unauthorised repairs—no matter your intentions—you might:

• Be held financially responsible for any resulting damage.
• Risk deductions from your deposit.
• Risk eviction for ‘breach of agreement’—especially if the work is significant or changes the property.

For valuable legal protection, always follow the official steps and seek written permission for any work beyond the basics.

Frequently Asked Questions

1. Can I deduct repair costs from my rent in England?
   Not automatically. You must follow a strict process: report the issue, allow your landlord time to fix it, notify them again, then arrange the repair and submit receipts. Only then can you ask for costs to be deducted—never withhold rent without written agreement, as it risks eviction.
2. What repairs am I allowed to do myself as a tenant?
   You can do small tasks like changing lightbulbs, unblocking sinks due to your own use, or maintaining the garden if your tenancy agreement requires it. You should not attempt major repairs without landlord approval.
3. Is my landlord responsible for emergency repairs?
   Yes. Landlords must carry out urgent repairs affecting essential services and safety (such as water leaks, heating failures) as soon as possible. Always report emergencies immediately—in writing and by phone if possible.
4. How can I complain if my landlord won’t repair something?
   Start by contacting your landlord in writing. If there’s no response, you can complain to your local council’s Environmental Health team. For serious disputes, you can apply to the First-tier Tribunal (Property Chamber).
5. Can I be evicted for making repairs myself?
   If you make unauthorised repairs, especially major ones, you could be found in breach of your tenancy agreement. This might give your landlord grounds to seek eviction. Always seek written permission first.

Key Takeaways for Renters

• Landlords are usually responsible for repairs; tenants should only handle basic upkeep.
• Never do major repairs yourself without written landlord permission—follow official procedures and keep good records.
• If your landlord refuses to act, contact your local council or the First-tier Tribunal for help.

By knowing the rules, you protect both your home and your rights.

Need Help? Resources for Renters

• GOV.UK: Repairs in rented housing
• Shelter: Landlord repairs duties explained
• Find your local council’s Environmental Health team
• First-tier Tribunal (Property Chamber): dispute resolution and repairs action
• Ministry of Housing, Communities & Local Government

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1. Landlord and Tenant Act 1985
2. Housing Act 2004, Part 1

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