What is an urgent repair?
Urgent repairs are problems that make a home unsafe or unfit to live in, for example no heating in winter, a major leak, severe mould linked to damp, or exposed live wiring. Landlords must deal with urgent hazards promptly and keep the property fit for habitation in England.
How to report urgent repairs
Start by contacting your landlord or letting agent immediately in writing. Say what the problem is, where it is, when you first noticed it and what you want done. Set a reasonable deadline for a fix and ask for confirmation of receipt.
- The date and time you first noticed the problem.
- A clear description of the problem and its location in the property.
- Photos or video showing the damage or hazard.
- A reasonable deadline for repair, for example within 24 hours for major leaks.
- Your contact details and any access information for contractors.
If the landlord or agent does not respond, you can report certain hazards to your local council who can inspect and enforce housing standards, or consider legal routes such as the First-tier Tribunal (Property Chamber)[1] or a county court claim. For practical guidance on expected timescales and landlord duties see the GOV.UK repairs guidance[2]. Before starting court or tribunal action, keep a clear paper trail of requests, responses and evidence.
Official forms and when to use them
- Claim form (N1) — start a county court claim for money, such as compensation for disrepair; used when you seek a financial remedy after attempts to resolve the issue fail.[3]
- Application to the First-tier Tribunal (Property Chamber) — apply for orders to require repairs or to seek compensation; use this when the issue concerns tenancy terms or housing conditions and you have the supporting evidence.[1]
Timeframes and evidence
Act quickly to note the date and time of each contact and keep copies of messages, photos and receipts for any costs you pay. Timeframes vary — emergencies need immediate attention, while less urgent repairs should be fixed within a reasonable period. Mention that the landlord's obligations are set out in legislation such as the Housing Act 1988 and the Rent Act 1977. For detailed official guidance see GOV.UK repairing a rented property[2].
FAQ
- Who is responsible for repairs while I am renting?
- Generally the landlord is responsible for keeping the structure and main services in repair; tenants must keep the property reasonably clean and report issues promptly.
- What if the landlord refuses to fix an urgent problem?
- If the landlord refuses or delays, report hazards to your local council, keep records, and consider applying to the First-tier Tribunal (Property Chamber)[1] or making a county court claim for compensation[3].
- Can I arrange repairs myself and deduct the cost from my rent?
- Only do this after getting clear legal advice; arranging repairs and deducting rent without proper notice can risk your tenancy. Keep all evidence and seek tribunal or court guidance before deducting rent.
How-To
- Tell your landlord or agent in writing about the urgent problem and request a prompt repair.
- Photograph or film the issue and save dates, messages and receipts as evidence.
- Set a reasonable deadline for the repair and remind the landlord if the deadline passes.
- If there is no satisfactory response, consider reporting the hazard to your local council or applying to the First-tier Tribunal (Property Chamber)[1] or county court (use form N1)[3].
Key Takeaways
- Report urgent issues in writing, include photos and a clear deadline.
- Keep a complete record of all contacts, costs and evidence.
- Use council enforcement, tribunal or court only after following the reporting steps.
Help and Support / Resources
- First-tier Tribunal (Property Chamber) — GOV.UK
- Repairs to a rented property — GOV.UK
- Housing Act 1988 — legislation.gov.uk
