Repeated Repairs: What Renters in England Should Do

If you’re renting in England and find yourself chasing the same repair time after time, you’re not alone. Repeated repairs can be both frustrating and disruptive. Fortunately, the law in England sets clear standards for landlord responsibilities and gives renters practical ways to seek lasting solutions. This guide covers your rights and step-by-step actions if repairs keep recurring, based on up-to-date legislation and government sources.

Your Landlord’s Repair Responsibilities

Under the Landlord and Tenant Act 1985, landlords must keep the structure, exterior, and key installations (like heating, water, gas, and electricity) in good repair¹. They’re also required to address issues impacting the safety or standard of your home, especially under the Homes (Fitness for Human Habitation) Act 2018².

• Repairs should be done properly to prevent the same issue recurring.
• If a repair keeps failing, you have the right to escalate the matter.

What to Do When Repairs Are Not Fixed Properly

If the same issue returns after each repair, or the root problem isn’t addressed, follow these steps:

• Keep detailed records: Log all issues, photos, messages, and repair dates.
• Report every recurrence: Notify your landlord in writing each time the problem returns. This creates a paper trail.

When and How to Submit a Complaint

If your landlord does not resolve the problem after repeated attempts, escalate as follows:

• Contact your local council’s housing department. They can inspect the property and issue an enforcement notice if repairs remain inadequate. See the official council complaint process.
• If the problem creates serious health or safety risks, urgent action may be required. Councils use the Housing Health and Safety Rating System (HHSRS) to assess risks.

Official Forms: Housing Disrepair and Court Action

• Form N1 – Claim Form (CPR Part 7): Use this court form if you need to make a claim for housing disrepair when the landlord fails to carry out lasting repairs, even after council involvement. You would complete and submit Form N1 to your local county court. For example, if your landlord repeatedly "fixes" a leaking roof but the leak always returns, you could ask the court to order proper repairs and compensation.
• HHSRS Assessment: Though not a "form," the local council may carry out a formal HHSRS inspection and issue an Improvement Notice if it finds serious hazards. As a renter, you only need to request a property inspection from your council.

If Repairs Are Still Not Done: Your Next Steps

After council involvement, if the repair is still not solved:

• Consider legal action: You may claim for compensation or to force repairs using the County Court process.
• If you are in a private assured shorthold tenancy, you cannot withhold rent but you can claim disrepair.
• You can apply to the courts for an order if the landlord fails to comply with an Improvement Notice.

If you are unsure, seek free advice before taking court action — routes like mediation or the Housing Ombudsman are sometimes available for social and certain private tenants.

Relevant Tribunal: First-tier Tribunal (Property Chamber)

Some repair disputes — especially with social landlords, rent repayment, or property standards — are handled by the First-tier Tribunal (Property Chamber) in England³. For most private disrepair matters, it’s usually the county court route, but this tribunal may help in specific circumstances.

Quick Recap

• Document each failed repair and response.
• Report persistent problems promptly to your landlord and council.
• Use official complaint routes and legal forms if needed.
• Councils can enforce improvements using HHSRS or issue penalties.

Frequently Asked Questions

1. What if my landlord keeps fixing the same problem, but it keeps coming back?
   Your landlord is responsible for permanent, proper repairs. If a problem recurs after each fix, keep records, report each occurrence, and escalate to your local council’s housing team if unresolved.
2. Can I withhold rent if repairs aren’t fixed?
   No, you must continue to pay rent. Withholding rent can risk eviction. Instead, pursue formal routes such as council complaints and, if needed, court action for disrepair.
3. Which form should I use to start a court claim for disrepair?
   Renter-initiated claims to force repairs or seek compensation require the Form N1 – Claim Form submitted to the county court.
4. Can the council make my landlord complete proper repairs?
   Yes. If the council finds a hazard or persistent disrepair, it can serve an Improvement Notice requiring the landlord to fix the issue fully.
5. What legal rights protect me with repeated repairs?
   Your rights come from the Landlord and Tenant Act 1985 and, if conditions are unsafe, the Homes (Fitness for Human Habitation) Act 2018.

Key Takeaways for Renters

• Landlords must ensure lasting, effective repairs — not just temporary fixes.
• Document issues and escalate using official routes if repairs fail repeatedly.
• Support is available via local councils, courts, or property tribunals in England.

Need Help? Resources for Renters

• Government repairs and standards guidance
• How to report a problem to your council
• Advice on repairs from Citizens Advice
• Housing Ombudsman (mainly for social tenants)
• First-tier Tribunal (Property Chamber)

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1. Landlord and Tenant Act 1985 (England and Wales): Repairs obligations
2. Homes (Fitness for Human Habitation) Act 2018
3. First-tier Tribunal (Property Chamber) (Official England tribunal for property disputes)

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