What to Do If Your Landlord Ignores Repairs in England

If you rent a home in England and your landlord is not responding to repair requests, it’s important to know your rights and what steps are available. The law protects your safety and basic living standards, and there are official procedures you can follow to resolve repair issues. This guide explains what to do if your landlord ignores repairs in England, including how to escalate the problem and where to seek help.

Understanding Landlord Responsibilities for Repairs

By law, your landlord must keep your property in good repair and ensure it meets certain safety standards. This includes:

• Fixing structural issues (walls, roof, windows, doors)
• Maintaining heating, hot water, gas appliances, and electrical wiring
• Fixing leaks, damp, or other hazards to your health
• Ensuring the property is fit for habitation under the Homes (Fitness for Human Habitation) Act 2018

These rights apply to most renters, including those with assured shorthold tenancies and license agreements¹.

Steps to Take If Repairs Are Ignored

If your landlord isn’t responding to requests for necessary repairs, follow these steps:

1. Report the Problem in Writing

• Contact your landlord by email or letter.
• Describe the issue clearly and include photos if possible.
• Keep a copy of your message for your records.

2. Give Your Landlord Reasonable Time

• Allow your landlord a reasonable timeframe to respond and arrange repairs. For urgent issues (e.g. no heating in winter, gas leaks), prompt action is required.

3. Escalate to Your Local Council (Environmental Health)

• If your landlord still does not act, contact your local council's environmental health team.
• Council officers can inspect your home and issue a formal notice to your landlord if the property is unsafe or needs urgent repairs.

This can include a 'Hazard Awareness Notice' or, in serious cases, an 'Improvement Notice' under the Housing Act 2004.²

4. Using Official Complaint Procedures or Taking Further Action

• If the council does not resolve the problem or you need further help, you can contact the Housing Ombudsman (if you are a housing association or council tenant).
• For private renters, you may consider legal action via the county court. Seeking advice beforehand is strongly recommended.
• You can also seek help from free advice services such as Shelter England or your local Citizens Advice Bureau.

Relevant Official Forms and How to Use Them

There are a few key forms or notices you may encounter when pursuing repairs:

• Repair Request Letter: There is no specific government form, but Shelter provides a template repair request letter you can use when contacting your landlord.
• Environmental Health Complaint: No set form, but you should write or email your local council providing your details and a summary of the problem. Councils may have their own online forms for reporting housing hazards.
• County Court Claim (N1 Claim Form): If you need to take your landlord to court, you must complete the Form N1 Claim Form. This is used to start a civil claim for repairs or compensation. For example, if your landlord refuses to carry out repairs despite council action, you can use this form to take legal action in court.

For more details on legal forms and court procedures, see the Make a court claim for money page from GOV.UK.

The Tribunal or Board That Handles Housing Disputes

In England, most residential tenancy disputes—including issues around repairs or landlord responsibilities—can ultimately be taken to the First-tier Tribunal (Property Chamber) (known as the Property Tribunal). For serious or urgent disrepair affecting your health, you may also apply to the county court for enforcement orders.³

Your Legal Rights: Key Legislation

• Landlord and Tenant Act 1985, Section 11 (landlord repair obligations)
• Homes (Fitness for Human Habitation) Act 2018
• Housing Act 2004 (council powers over property standards)

If you are worried about risk to your health or safety, contact your local council as soon as possible. Councils have legal powers to force landlords to take action on hazards or essential repairs.

Frequently Asked Questions

1. What types of repairs must my landlord make by law?
   Landlords are legally responsible for fixing issues with the structure and exterior, heating, hot water, sanitation, and keeping your home free from serious hazards. This is outlined in the Landlord and Tenant Act 1985.
2. Can I withhold rent if my landlord ignores repairs?
   It is not advisable to withhold rent, as this can put you at risk of eviction. Instead, follow the official steps such as reporting to the council or seeking legal advice.
3. What should I do if the repairs are urgent?
   If the repairs present an immediate risk (like no heating in winter or gas issues), contact your landlord and local council environmental health team straight away for emergency intervention.
4. Who can help me if the council or landlord does nothing?
   You can contact free advice services such as Citizens Advice, Shelter England, or, for council/social tenants, the Housing Ombudsman.
5. Where can I find official forms to make a repair complaint?
   There are no standard government forms to complain to your landlord. Use a repair request letter template. For court claims, use the Form N1 Claim Form.

Need Help? Resources for Renters

• Shelter England: Repairs Advice
• Citizens Advice: Repairs in Rented Housing
• GOV.UK: Private Renting Repairs
• Find Your Local Council (to report hazards and contact environmental health)
• Housing Ombudsman Service
• First-tier Tribunal (Property Chamber)

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1. GOV.UK: Private Renting Repairs
2. Housing Act 2004
3. First-tier Tribunal (Property Chamber)

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