What To Do If Your Landlord Refuses Repairs in England

If your landlord is refusing to carry out essential repairs in your rented home in England, you are protected by law. Understanding your rights—and the proper steps to take—can help you resolve repair issues and keep your home safe and secure.

Your Landlord’s Legal Repair Duties

Under the Landlord and Tenant Act 1985, your landlord is responsible for:

• Maintaining the structure and exterior (roof, walls, doors, windows)
• Keeping installations for gas, electricity, water, sanitation, and heating in working order
• Ensuring your home is free from serious health and safety hazards, as required by the Homes (Fitness for Human Habitation) Act 2018

These duties apply whether you have a verbal or written tenancy agreement. You should not be pressured to do major repairs yourself unless your tenancy clearly states otherwise.

How to Report Repairs to Your Landlord

It’s important to notify your landlord in writing about repairs needed. This creates a record in case you need to take further action. Include:

• Details of the problem (with dates and photos if possible)
• How the issue affects your health or safety

If Your Landlord Ignores or Refuses Repairs

If your landlord does not respond or refuses to make repairs within a reasonable time (usually up to 14 days for less urgent issues, sooner if urgent), you can escalate the issue:

• Follow up with another written request
• If the problem is affecting your health, safety, or security, say so clearly

Contacting Your Local Council for Help

If your landlord is still refusing to deal with the repairs, you can ask your local council's Environmental Health department for help. Councils can inspect your home and require your landlord to fix serious hazards.

• Action Step: Report the repair issue to your local council. Find your council using the official local council finder.
• If the council finds a serious health or safety issue (called a 'Category 1 hazard' under the Housing Act 2004), they can make your landlord do the repairs—even if your landlord disagrees.

Using Official Complaints or Application Forms

Sometimes, further action is needed. Here are key official forms and what they’re for:

• Form N1—Claim form for money:
  Download Form N1. Use this if you want to claim compensation for distress or inconvenience if repairs are seriously overdue. For example, if your ceiling leaks and your landlord ignores your requests, you may use this form to make a claim for damages in the county court.
• Environmental Health Complaint:
  Report serious hazards using your council’s official housing complaint process.

Each local council will have their own online or paper reporting forms, so it’s wise to use the links above to find the right one for you.

Legal Protections for Tenants

You are protected against retaliatory eviction (being asked to leave because you complained about repairs) if you have an assured shorthold tenancy and your council serves an improvement notice on your landlord. For more about protection, see official private renting repair guidance.

Tribunals and Dispute Resolution

Some repair and rent disputes can be taken to the First-tier Tribunal (Property Chamber), which is part of the residential property tribunal system for England. This tribunal handles disputes about repair standards, rent increases, and related issues, often with less formality than a court.

Your landlord cannot refuse repairs required by law. Don’t withhold rent without legal advice as it could lead to eviction.

FAQ

1. Can I arrange repairs myself and deduct the cost from my rent?
   In very limited cases, you may arrange repairs and deduct costs, but only after proving you gave your landlord repeated written notice, received no response, and followed a strict process. Always get legal advice first, as doing this incorrectly can risk eviction or legal action by your landlord.
2. How quickly must landlords fix urgent repairs?
   Urgent repairs affecting safety (like no heating in winter or a broken boiler) should usually be dealt with within 24–48 hours. Non-critical repairs can take up to 14 days but check your tenancy contract for any set timescales.
3. What if my landlord threatens eviction after I report repairs?
   If the council serves a formal improvement notice or emergency remedial action notice to your landlord, you may be protected from a section 21 (no-fault) eviction for six months. See the evictions guide for details.
4. Who can help if the council doesn’t act on my complaint?
   If you feel your local council has not responded to your repair complaint, ask to speak to their housing ombudsman or escalate using the Housing Ombudsman Service.
5. Am I responsible for any repairs as a tenant?
   You are typically only responsible for minor repairs and reasonable upkeep, like changing light bulbs or replacing batteries in smoke alarms. Your tenancy agreement may spell out additional minor duties.

Conclusion: Your Next Steps if Repairs Are Refused

• Always request repairs in writing and keep copies.
• Contact your council if your landlord ignores serious hazards.
• Use official forms and consider free advice if legal action is needed.

Taking clear, calm action protects your rights and helps ensure your home stays safe and healthy.

Need Help? Resources for Renters

• Gov.uk – Repairs in rented housing (full renter guidance and links)
• First-tier Tribunal (Property Chamber) – Official residential property dispute tribunal
• Housing Ombudsman Service – Independent complaints body for social or private tenants
• Find your local council to report repair issues
• Free advice from Citizens Advice – Repairs in rented housing

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1. Landlord and Tenant Act 1985
2. Homes (Fitness for Human Habitation) Act 2018
3. Housing Act 2004 (Housing Health and Safety Rating System)

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