Do Tenants Pay Rent if Repairs Are Ongoing in England?

Renting a home in England comes with responsibilities for both you and your landlord. When repairs are needed—especially serious ones—the question often arises: Do you have to keep paying rent during repairs? This practical guide for England explains your rights, your landlord’s obligations, and steps you can take if repairs are causing disruption.

Your Rights and Responsibilities During Repairs

Most renters must continue paying rent even if their home is undergoing repairs. Your obligation to pay rent remains unless the property becomes legally uninhabitable or you have an official rent reduction agreement, called an abatement.

• Your landlord must keep the property safe and in good repair under the Landlord and Tenant Act 1985 and the Housing Act 1988.^1,2
• You are expected to pay rent in full and on time as per your tenancy agreement—even when repairs are ongoing.
• If your landlord’s repair work makes your home partly or totally uninhabitable, you may request a rent reduction (abatement), but this is not automatic.

What Counts as Uninhabitable?

A home may be considered uninhabitable if:

• There's no access to essential services (e.g., water, heating, electricity)
• Health and safety are at risk due to disrepair
• Major structural work means you can’t safely live there

This is a high threshold. Typically, minor repairs—even if inconvenient—do not make a property uninhabitable.

What to Do if Repairs Disrupt Your Home

If you feel repairs seriously affect your ability to live comfortably, consider these steps:

• Request a formal rent reduction ("abatement") directly from your landlord in writing, explaining the impact of the repairs.
• Keep records and photographs of how the repairs affect your home.
• For ongoing major works making the home partly or wholly unusable, you may be entitled to a partial rent refund or compensation—but only if you negotiate this or a tribunal decides so.

If Your Landlord Refuses or Delays Repairs

If your landlord fails to carry out essential repairs promptly, you have options:

• Contact your local council’s environmental health team.
• Report your landlord using a Housing Complaint Form if your home poses serious health and safety risks.
• If necessary, you may apply for rent repayment through a tribunal.

Official Forms and How They Apply

• Form: Housing Complaint Form
  When to use: If your landlord ignores repair requests and your home is unsafe, complete this form to alert your local council. The council may then inspect your property and order necessary repairs.
  View and download the Housing Complaint Form on GOV.UK
• Application: Rent Repayment Order (Tribunal Form RRO1)
  When to use: If a landlord has broken the law (e.g., not dealing with serious health hazards), you can apply to the First-tier Tribunal (Property Chamber) for a rent repayment order. For example, if your landlord ignored a council's enforcement notice.
  Apply for a Rent Repayment Order (Form RRO1)

Which Tribunal Handles Disputes?

Disputes about rent (including arrears and repayment orders) are handled in England by the First-tier Tribunal (Property Chamber – Residential Property).

Relevant Legislation

• Housing Act 1988²
• Landlord and Tenant Act 1985¹
• Rent Act 1977³

All renters’ rights are based on these key regulations and your specific tenancy agreement.

Frequently Asked Questions

1. Can I stop paying rent if my landlord delays repairs?
   You must continue paying rent unless a tribunal rules otherwise. Withholding rent without agreement can risk eviction.
2. How can I request a rent reduction during major repairs?
   Write to your landlord explaining how repairs disrupt your home and ask for a partial refund. If no agreement, contact your council or seek a tribunal decision.
3. Does my landlord have to provide alternative accommodation?
   No, unless your contract specifically says so. Some landlords offer this voluntarily during major works, but it's not a legal obligation for most standard tenancies.
4. Who decides if my rent should be reduced or refunded?
   If you and your landlord disagree, the First-tier Tribunal (Property Chamber) can decide based on the evidence.
5. Is there a form for landlords to request access for repairs?
   Landlords should give at least 24 hours’ written notice—no specific national form is required, but it must be in writing.

Conclusion & Key Takeaways

• You must usually continue paying rent during repairs, unless the property is officially uninhabitable or an agreement/tribunal order is in place.
• If repairs disrupt your living conditions, ask in writing for a rent reduction and keep clear records.
• The tribunal handling tenancy disputes in England is the First-tier Tribunal (Property Chamber – Residential Property).

It’s important to know your rights, communicate with your landlord, and use official channels when repairs become an ongoing problem.

Need Help? Resources for Renters

• Private Renting Advice (GOV.UK): Information and legal standards
• Council Tenant Repairs (GOV.UK)
• Shelter England – Repairs in Rented Homes
• Housing Complaint Form (GOV.UK)
• First-tier Tribunal (Property Chamber)

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1. Landlord and Tenant Act 1985
2. Housing Act 1988
3. Rent Act 1977

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