Dealing with Disrepair in Rented Homes: England Guide

If you’re renting in England, it’s vital to know what to do if your home falls into disrepair—such as leaks, mould, faulty heating, or unsafe electrics. UK law gives you important rights, and landlords have clear responsibilities under tenancy legislation. This article explains how to report disrepair, what official forms and services you may use, and the action steps you can take if repairs are not dealt with promptly.

What Counts as Disrepair in Rented Homes?

Disrepair means your rented property isn’t being kept in a condition that meets legal health and safety standards. Examples include:

• Leaking roofs or windows
• Broken boilers or heating
• Damp, condensation, or mould
• Unsafe electrics or gas
• Blocked drains or toilets
• Structural problems, like cracks or instability

Your landlord is normally responsible for repairs to the structure, exterior, and installations for water, gas, electricity, sanitation, and heating, as set out in the Landlord and Tenant Act 1985^[1].

Landlord’s Legal Duties for Repairs

By law, landlords in England must keep your home safe and in a good state of repair during your tenancy. Under your tenancy agreement and legal rules, landlords must:

• Carry out timely repairs after you report them
• Maintain the structure and exterior (walls, roof, windows, doors)
• Keep gas, electrical, heating, and water installations in working order
• Meet the standards set by the Homes (Fitness for Human Habitation) Act 2018^[2]

If you don't report a problem, your landlord may not be obliged to fix it—so let them know in writing as soon as possible.

Reporting Disrepair: Step-by-Step Guide

Here’s what to do if something in your home needs repair:

• Contact your landlord or letting agent in writing (email or letter) with details of the problem and photos if possible
• Give your landlord a reasonable time to respond (usually 14 days unless it’s an emergency)
• Keep copies of all correspondence and evidence

What If Repairs Are Not Done?

If your landlord ignores your report or fails to carry out repairs, you can:

• Write a formal complaint to them (again, keep all records)
• Contact your local council’s Environmental Health team, who can inspect the property
• Apply to the First-tier Tribunal (Property Chamber) for some types of repairs or rent repayment orders

Important Official Forms for Disrepair Cases

• Form: Housing Health and Safety Rating System (HHSRS) Complaint
  When reporting serious health or safety issues to your local council’s Environmental Health, you usually start with a written report or their online form.
  Example: If your landlord ignores mould or damp, submit details via your council’s official complaint process to request a council inspection.
• Form: RAO1 – Rent Repayment Order Application (Rent Repayment Orders Explained)
  You may apply to the First-tier Tribunal if disrepair results in your landlord committing an offence, such as illegal eviction linked to poor property conditions. Use RAO1 as guided by the tribunal.

If You Need to Escalate: Applying to a Tribunal or Taking Legal Action

If your landlord continues to ignore major disrepair, you might:

• Ask your council for a formal inspection and possible enforcement action
• Apply to the First-tier Tribunal (Property Chamber) for certain disputes, especially involving rent repayment or enforcement of repairs
• Consider county court action for damages or to force repairs (seek legal advice first)

The Landlord and Tenant Act 1985 is the main law setting these standards^[1], backed by the Department for Levelling Up, Housing and Communities (DLUHC).

Action Steps: What to Do If Repairs Are Ignored

• Gather evidence: photos, written requests, response times
• Contact your council’s housing team for an inspection
• Apply to the correct tribunal with relevant forms

Never withhold your rent as a first response—this can risk eviction. Instead, follow the proper reporting and complaint steps.

1. Can my landlord evict me for complaining about repairs?
   It’s illegal for landlords to issue a ‘retaliatory eviction’ because you ask for repairs. If you receive an eviction notice soon after reporting disrepair, seek advice from your local council or official government guidance.
2. How quickly should my landlord fix problems like heating or leaks?
   Landlords must carry out repairs in ‘reasonable time’. Urgent repairs (like no heating in winter) should be addressed within days; less urgent repairs can take longer but should not be unreasonably delayed.
3. What if my landlord refuses to fix serious health hazards?
   If dangerous hazards or health risks exist, contact your local council’s Environmental Health team who can inspect and require your landlord to act.
4. Can I claim compensation for inconvenience or damage to belongings?
   You may be able to claim compensation in court if disrepair causes personal harm or damages your property, particularly if you reported the issue and your landlord failed to act.
5. Do I have to let the landlord in for repairs?
   Yes, you must allow reasonable access for repairs, provided your landlord gives at least 24 hours’ written notice (except in emergencies).

Conclusion: Key Takeaways for Renters

• Your landlord has a legal duty to maintain the property and make repairs.
• Report repairs in writing and keep records; escalate to your council or tribunal if ignored.
• Never stop paying rent without professional advice, even if repairs are overdue.

Understanding your rights helps you maintain a safe, healthy home—and ensures problems are tackled by the right authorities when needed.

Need Help? Resources for Renters

• Official government guide to repairs
• Council housing repairs information
• First-tier Tribunal (Property Chamber) – for applications around repair orders and rent repayment
• Find your local council’s environmental health service
• Department for Levelling Up, Housing and Communities (DLUHC)

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1. Landlord and Tenant Act 1985 - full text
2. Homes (Fitness for Human Habitation) Act 2018

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