Landlord Not Doing Repairs? Tenant Action Guide for England

If you rent a home in England and your landlord is ignoring necessary repairs, you are not alone. Every renter is entitled to live in a safe, well-maintained property. Under English law, landlords must carry out certain repairs—but what if they don’t respond to your requests? This guide explains your rights, step-by-step actions and official resources, so you can get repairs sorted quickly and confidently.

Your Landlord’s Repair Responsibilities

In England, landlords are required by the Landlord and Tenant Act 1985 to:

• Keep the structure and exterior (e.g., walls, roof, windows, doors) in good repair
• Maintain installations for gas, electricity, water, and sanitation
• Ensure heating and hot water are working correctly
• Fix any damage to communal areas if part of your agreement

These duties apply whether you have an assured, assured shorthold or regulated tenancy.
If your home is unsafe or neglected, your landlord cannot legally avoid making repairs.

How to Report Repairs Effectively

Start by reporting the repair to your landlord in writing. This creates a clear record of your request. Include:

• What needs fixing and why (with dates or photos if possible)
• The date you first noticed the problem
• A reasonable timeframe for a reply (e.g., 14 days)

What to Do If Your Landlord Ignores Repairs

If your landlord does not respond or refuses to carry out repairs, follow these steps:

1. Remind (and Escalate in Writing)

• Send a polite reminder, using email or recorded delivery.
• Mention the risk of reporting them to the local council if unresolved.

2. Contact Your Local Council

Councils have authority to enforce repair standards and protect tenants. You can report landlords via the Environmental Health team.

• Find your council's Environmental Health team using the official council finder.
• The council will inspect the property and can issue notices to the landlord if hazards are found.

It's illegal for your landlord to try to evict you just because you reported repairs to the council (known as 'retaliatory eviction').

3. Know Your Rights: Using Official Forms

• Form N1 – Claim Form (Part 7):
  Use this if you need to take your landlord to court for repairs and want compensation. Usually, this is a last resort after council intervention or if the landlord ignores enforcement. Complete Form N1 (Claim Form) and file with your local county court.
• Environmental Health Complaint (via Council portal):
  Most councils have an online form to report poor housing conditions. Use the correct council link for your borough (findable via the local council search).

4. The Right Tribunal: First-tier Tribunal (Property Chamber)

Disputes about service charges or certain repairs may be brought before the First-tier Tribunal (Property Chamber) in England. While more commonly used for dispute over service charges in blocks/flats, they can advise on property standards in some cases.

Legal Protections for Tenants

• Landlord and Tenant Act 1985: Outlines main repair duties
• Homes (Fitness for Human Habitation) Act 2018: Lets tenants take landlords to court over very poor housing
• The Deregulation Act 2015: Protects tenants from retaliatory (revenge) eviction after reporting repairs

These laws protect English renters from unsafe housing or unfair treatment.

FAQ: Repairs and Landlord Obligations in England

1. What repairs is my landlord legally responsible for?
   Landlords must fix structural issues, supply of gas/electricity/water, heating systems, and sanitation facilities according to the Landlord and Tenant Act 1985.
2. Can I stop paying rent if repairs aren’t done?
   No. Rent must still be paid. Withholding rent can put you at risk of eviction. Instead, follow the formal steps like reporting to your council or applying to court.
3. How quickly do repairs need to be done?
   Urgent repairs (like heating in winter or water leaks) should be handled as soon as possible, usually within a few days. Other repairs must be done within a “reasonable” time (usually up to 14 or 28 days).
4. Can my landlord evict me for reporting repairs?
   Retaliatory eviction is illegal under the Deregulation Act 2015 if you have reported repairs to your council and enforcement action is underway.
5. Who can help if I feel unsafe due to disrepair?
   Contact your local council’s Environmental Health department or Shelter England for urgent advice.

Key Takeaways for Renters

• Always report repairs in writing and keep a copy.
• You have the right to safe, well-maintained housing under English law.
• If your landlord ignores repairs, your local council can step in and court action is available as a last resort.

Need Help? Resources for Renters

• Shelter England: Repairs in Rented Housing
• GOV.UK: Repairs: Private Renting
• Find your Local Council’s Housing or Environmental Health Team
• First-tier Tribunal (Property Chamber)
• Citizens Advice: Repairs in Rented Housing

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1. Landlord and Tenant Act 1985
2. Homes (Fitness for Human Habitation) Act 2018
3. Deregulation Act 2015
4. Find your local council
5. First-tier Tribunal (Property Chamber)
6. Form N1 (Claim Form)

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