Dealing with repairs in a leasehold property can be stressful for tenants and leaseholders. This guide explains how repair responsibility works when a freeholder owns the building and a tenant rents a flat, what legal duties apply in England, and practical steps tenants can take to get urgent and routine work completed. You will learn how to report disrepair, when to contact the freeholder or managing agent, how to use local authority enforcement and the First-tier Tribunal (Property Chamber), and how to collect evidence for a formal complaint. The language is plain and aimed at renters and tenants who need clear next steps, model correspondence ideas, and sources for official forms and applications.
Who is responsible for repairs?
In most leasehold arrangements the freeholder (or their managing agent) is responsible for structural repairs, the building exterior and communal areas; leaseholders and tenants usually handle internal repairs to their own flats unless the lease says otherwise. Check your lease for specific obligations and service charge clauses. Where statutes apply, repair obligations may be enforced by local authorities or the courts.[1][2]
Practical steps to raise a repair
- Write to the freeholder or managing agent with dates, clear photos and a simple description of the fault and any safety risk.
- Allow reasonable access for inspection and keep a written log of offered appointments and missed visits.
- If the issue is a hazard and the freeholder does not act, contact your local council’s environmental health team to request an inspection.
- If informal steps fail, apply to the First-tier Tribunal (Property Chamber) or seek a court remedy to order repairs or compensation.
Official forms and how to use them
- Form 3 – Notice seeking possession of a property let on an assured shorthold tenancy: a landlord form used to start possession proceedings under certain grounds. Tenants should know this form because possession notices sometimes follow disputes; check the date on the notice and seek advice immediately. Official form and guidance: Form 3 (GOV.UK).
- Form 6A – Notice seeking possession of a property (assured shorthold tenancies): this is the standard Section 21 notice template for some tenancies. If you receive it after reporting repairs, preserve evidence of your complaints and dates. Official form and guidance: Form 6A (GOV.UK).
- Applying to the First-tier Tribunal (Property Chamber) – residential property: the route tenants use to ask the Tribunal to order repairs, apportion service charge liabilities, or award compensation. Example: if a communal boiler fails and the freeholder refuses to arrange repairs, a tenant can apply to the Property Chamber for an order requiring action. Official guidance and application details: First-tier Tribunal guidance (GOV.UK).
Resolving disputes: councils, evidence and timelines
Start with a clear written report to the freeholder and managing agent, keep dated photos and receipts, and keep copies of every message. If a repair creates a hazard (for example severe damp, exposed wiring or no heating in winter), contact your local council’s environmental health service; they can inspect and serve formal notices on the freeholder. If action is delayed, collect evidence of risk, the freeholder’s replies and any costs you incur. Keep copies of all correspondence and receipts to support an application to the Tribunal or a claim for compensation.
FAQ
- Who is responsible for repairs in a building with a freeholder?
- The freeholder or their managing agent is usually responsible for structure, exterior and communal areas; tenants are normally responsible for their flat interior unless the lease says otherwise.
- What can I do if the freeholder ignores urgent safety repairs?
- Report the hazard to your local council’s environmental health team, document the issue with photos and dates, and consider applying to the First-tier Tribunal if the freeholder still refuses to act.
- Will making a complaint about repairs put me at risk of eviction?
- Landlords cannot lawfully evict in retaliation; if you receive a possession notice after reporting repairs, seek advice promptly and keep evidence of your complaint and the freeholder’s response.
How-To
- Document the problem with photos, a clear description and dates; save texts, emails and receipts.
- Notify the freeholder or managing agent in writing, give a reasonable timescale for repair and request confirmation of the planned action.
- If the issue is hazardous and the freeholder does not act, contact your local council’s environmental health team to request an inspection.
- If informal steps fail, gather your evidence and apply to the First-tier Tribunal (Property Chamber) using the official guidance and application route.
Key Takeaways
- Freeholders usually handle structure and communal repairs while tenants handle internal repairs unless the lease states otherwise.
- Document every repair request with photos, dates and copies of correspondence to build a clear record.
- Use local council enforcement for hazards and the First-tier Tribunal for unresolved formal disputes.
Help and Support / Resources
- Report housing disrepair to your local council (GOV.UK)
- Apply to the First-tier Tribunal (Property Chamber) (GOV.UK)
- Find your local council (GOV.UK)
