Landlord Repair Duties in England: What Renters Can Do

When your rented home in England needs repairs and your landlord isn’t taking action, it can be stressful and concerning. You have legal rights, and your landlord has clear responsibilities. This article breaks down what steps you can take if repair issues are ignored, what the law says, and where to turn for help—all in plain language, with official resources.

Understanding Landlord Repair Obligations

By law, your landlord must keep your home safe and in good condition. The main rules come from the Landlord and Tenant Act 1985, section 11, covering nearly all rental agreements in England. These duties include:

• Keeping the structure and exterior (walls, roof, windows, doors) in repair
• Repairing heating, hot water, sanitation (sinks, baths, toilets), and utilities (gas, water, electricity)
• Addressing health and safety hazards (under the Housing Act 2004)

From 2019, most renters are also protected under the Homes (Fitness for Human Habitation) Act 2018, ensuring the property is fit to live in throughout your tenancy. Visit the official private renting repairs guidance for more details.

What To Do If Your Landlord Ignores Repairs

Don’t put up with unsafe or uncomfortable conditions—here are the practical steps to get repairs dealt with:

1. Report the Issue in Writing

• Always notify your landlord or letting agent as soon as you spot an issue.
• Send a written request (email or letter), detailing the problem, the impact, and the date you noticed it.
• Keep a copy of your report for your records.

2. Allow Time for Response

• Your landlord must respond within a reasonable time, which depends on the issue’s urgency—24 hours for emergencies, up to two weeks for routine repairs.

3. Escalate the Issue to Your Council

• If there’s no timely response, contact your local council’s housing department (Environmental Health).
• The council can inspect your home and may issue a repair notice if hazards are found.

4. Taking Further Action

If your landlord still doesn’t act, you have several options:

• Apply to the First-tier Tribunal (Property Chamber) for a decision about your landlord’s responsibilities
• Consider court action for repairs or compensation (legal advice recommended)
• Complain about a registered agent or landlord to The Housing Ombudsman (for social housing or some private agents)

Document every communication and keep photos or evidence—this strengthens your case if you escalate the issue.

Official Forms Renters May Need

• Form: Housing Health and Safety Referral (via local council)
  • When used: If you report a repair or hazard to your council, they may use a housing health and safety form to begin an inspection process.
  • How to use: Start by contacting your local council’s housing team. If they act on your case, you’ll be guided through the required paperwork.
• Form: Claim for Repairs (N1 Claim Form)
  • When used: If you need to take court action for repairs or compensation, you use the N1 Claim Form.
  • How to use: Download, fill in details of the disrepair and losses, then submit to the County Court. Useful if your council’s intervention or a tribunal has not resolved the issue.

Who Oversees Tenancy Disputes?

Disputes about repairs, landlord duties, or property conditions in England are handled by the First-tier Tribunal (Property Chamber). You can take complaints there if your landlord refuses essential repairs or if you disagree about the duty to fix a problem.

What Can Happen If Landlords Fail to Repair?

Landlords who ignore their repair duties could face:

• Council-issued improvement notices
• Court or tribunal orders to fix the issue and/or pay compensation
• Fines or even rent repayment orders for serious breaches, especially with unlicensed properties
• Difficulty regaining possession from tenants (courts may refuse eviction applications if repairs were ignored)

For full details, see the Housing Act 2004 (hazard standards and penalties) and the Homes (Fitness for Human Habitation) Act 2018 for rights to a safe home.

Frequently Asked Questions

1. How long does my landlord have to fix repairs?
   Landlords must act "within a reasonable time." This means within 24 hours for urgent problems (like a boiler breakdown in winter), and up to two weeks for less serious repairs.
2. Can I stop paying rent if repairs aren't done?
   No. You must continue to pay rent. Withholding rent could put you at risk of eviction, even if the landlord is breaching their duties.
3. What if my landlord ignores the council's notice?
   If a landlord ignores an improvement notice, the council can arrange repairs and charge the landlord, issue fines, or take court action.
4. What is the Homes (Fitness for Human Habitation) Act?
   This Act lets you take your landlord to court if your home is unfit to live in, and covers things like damp, unsafe electrics, or vermin.
5. Where can I get help with a landlord dispute?
   You can contact Shelter, Citizens Advice, or your local council’s housing team for support and legal guidance.

Conclusion: Key Points for Renters

• Your landlord MUST fix certain repairs and keep your home safe by law.
• Report issues in writing and keep records—these are your evidence.
• If ignored, escalate to the council or tribunal, and never withhold rent without advice.

Knowing your rights and the right steps can help you resolve problems—and ensures you have a safe, habitable home in England.

Need Help? Resources for Renters

• Government Guide: Repairs in Rented Homes
• Shelter England: Free Housing Advice (Support helpline and free webchat)
• Citizens Advice: Renters’ Rights
• Find your local council's housing team
• First-tier Tribunal (Property Chamber)

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1. Landlord and Tenant Act 1985, Section 11
2. Homes (Fitness for Human Habitation) Act 2018
3. Housing Act 2004
4. Official Repairs Guidance – gov.uk
5. First-tier Tribunal (Property Chamber)
6. N1 Claim Form

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