Repairs That Cause Damage: Your Rights as a Renter in England

Repair work is an essential part of your landlord’s duties in England, but sometimes, repairs can unintentionally cause other damage in your home. If you’re a renter facing this situation, understanding your rights and the steps you can take is crucial to getting issues resolved promptly and fairly. This guide covers what happens if repairs cause damage in England, highlighting your protections, possible claims, and the official process for resolving disputes.

What Types of Damage Can Occur During Repairs?

Repairs or maintenance ordered by a landlord (or their contractors) can sometimes lead to accidental harm, such as:

• Water leaks damaging ceilings, walls, or belongings
• Poor workmanship leading to safety hazards or additional property faults
• Personal property being broken or spoiled during repair work

If repair work results in new damage or loss, you may have the right to compensation or to request further remedial action.

Your Rights When Repairs Cause Damage

Under the Landlord and Tenant Act 1985 (Section 11), landlords are responsible for keeping your home in good repair and not causing unnecessary inconvenience during work.^[1] If repair work causes damage to your possessions or to the property beyond what is required, your landlord may be liable for that damage.

Key legal protections include:

• The right to have repairs completed to a proper standard
• The right to compensation if your personal property is damaged as a result of repairs
• Protection against harassment or improper behaviour from contractors or the landlord

Landlords should also make reasonable arrangements to prevent or promptly resolve any accidental damage caused by their workers.

What To Do If Repairs Have Caused Damage

If you discover new damage resulting from repairs, take the following steps:

• Contact your landlord or letting agent immediately (preferably in writing)
• Take photographs and make a list of all affected areas or belongings
• Request written confirmation of when and how the damage will be fixed
• Keep receipts for any direct losses (such as replacing furniture)

If your landlord won't address the damage, you may be able to claim compensation or escalate your case through official channels.

Can I Claim Compensation?

Yes. If your possessions or parts of the property are damaged due to repairs (and this wasn’t your fault), you can ask your landlord for compensation. This applies to both social and private tenants.

If denied, you may:

• Complain to your local council’s environmental health team if the damage affects health or safety. Find your local council here.
• Contact a redress scheme (if you rent privately and your agent or landlord is a member of a scheme). Learn more about property redress schemes.
• Apply to the First-tier Tribunal (Property Chamber) for resolution of disputes involving repairs in England.^[2]

Relevant Official Forms

• Form: Application to the First-tier Tribunal (Property Chamber) – Residential Property (Form RP):
  When and how to use: If your landlord refuses to address or compensate for the damage, you can apply using this form to have the Tribunal review your case. For example, if a repair caused significant water damage that the landlord won’t repair or pay for, you might use it. Download Form RP from GOV.UK.

How the First-tier Tribunal (Property Chamber) Can Help

The First-tier Tribunal (Property Chamber) is the official body in England that deals with residential property disputes.^[2] You can use this Tribunal to:

• Seek a formal decision on whether the landlord is responsible for the damage
• Request compensation for lost or damaged personal items
• Get an order for further repairs to resolve any issues caused by previous work

The Tribunal is impartial, and both renters and landlords can present evidence and explain their case before a legally binding decision is made.

How to Make a Complaint to Your Local Council

If the property is left in poor condition, or if the damage affects your health or safety (for example, damp, mold, unsafe electrics), you can ask your local council to inspect and take enforcement action if needed. The GOV.UK guide to repairs provides an overview, and you can contact your council here.^[3]

After inspecting, the council can serve formal notices requiring your landlord to perform necessary work and remedy any new damage.

FAQ: Renters’ Questions About Repairs Causing Damage

1. Are landlords responsible for damage caused by their repair contractors?
   Yes, landlords are generally responsible for making sure any repair work is carried out properly and without causing further damage. If their contractors cause damage, the landlord remains liable.
2. What should I do if my personal belongings get damaged during repairs?
   Report this to your landlord immediately, provide photos and receipts, and request compensation. If they refuse, you may use Form RP or contact your local council if health and safety are involved.
3. Can I stop paying rent if repairs cause damage?
   No, do not stop paying rent. Withholding rent could lead to eviction. Instead, follow the official complaint and compensation channels.
4. Will the First-tier Tribunal cost me money?
   There may be a small application fee, but you might qualify for fee remission. Find details on the First-tier Tribunal (Property Chamber) website.

Key Takeaways for Renters

• If repairs cause new damage, your landlord is usually responsible for putting things right.
• Document all problems, contact your landlord in writing, and keep records for your claim.
• If your complaint isn’t resolved, official bodies like the local council or the First-tier Tribunal can help.

Knowing your rights and the correct steps makes the process much less stressful.

Need Help? Resources for Renters

• GOV.UK – Repairs in rented housing
• First-tier Tribunal (Property Chamber) (official disputes body for England)
• Find your local council environmental health department
• Shelter England – Housing Advice (free advice and support)

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1. Landlord and Tenant Act 1985, Section 11 – Repairing obligations in short leases
2. First-tier Tribunal (Property Chamber) – Residential Property
3. GOV.UK guide: Repairs in rented housing

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