Your Rights to Emergency Repairs in Rented Homes (England)

If you rent a home in England and face emergency repair issues—like no heating in winter or a burst pipe—you should know your rights. Emergency repairs can be stressful, but there are clear legal protections for tenants under English law. This guide explains what counts as an emergency, your landlord’s duties, what you can do if repairs aren’t made, and how to get help, all in straightforward language.

What is an Emergency Repair?

An emergency repair is any issue posing immediate risk to health, safety, or serious damage to the property. Common examples include:

• No running water or no heating during cold weather
• Unsafe electrical wiring or exposed live wires
• Burst pipes or major leaks
• Blocked drains causing flooding
• Broken external doors or windows posing a security risk

If you’re unsure whether an issue is urgent, you can check guidance from GOV.UK’s repairs and maintenance advice.

Landlord Responsibilities for Emergency Repairs

By law, landlords must keep the structure, exterior, and key services (like water, gas, electricity, and heating) in safe working order. Under the Landlord and Tenant Act 1985, they must do emergency repairs as soon as possible—often within 24 hours for serious cases¹.

• Landlords cannot charge tenants for emergency repairs unless the tenant caused the damage intentionally or by neglect.
• No "no repair" clauses in any tenancy agreement override your safety rights, thanks to the Homes (Fitness for Human Habitation) Act 2018.

What Should You Do If an Emergency Repair is Needed?

1. Contact your landlord or agent immediately, ideally by phone and in writing (email or text).
2. Describe the issue clearly and say it is urgent.
3. Keep a record of your communication, including dates and responses.

Tip: If your landlord does not respond, contact your local council's Environmental Health team for help. They can inspect and require urgent repairs if needed.

Taking Action When Repairs Aren’t Completed

If your landlord ignores emergency repair requests, you have several official avenues:

• Contact your local council: The Environmental Health department can assess hazards under the Housing Health and Safety Rating System (HHSRS). Severe cases may trigger an official enforcement notice.
• Apply to court: If unfit living conditions continue, tenants can seek a court order under the Homes (Fitness for Human Habitation) Act 2018 for repairs or compensation.

Relevant Official Forms

• Form N244 – Application Notice
  
  • When to use: If repairs severely affect your health/safety and council action failed, you may apply to the County Court asking for an emergency injunction (order forcing the landlord to do repairs).
  • Example: Broken boiler in freezing winter, landlord unresponsive after urgent notice and council involvement.
  • Download Form N244 (official source)
• Contacting Your Local Council
  
  • Your council may have their own reporting form—visit the Find your local council tool to access theirs.

Which Tribunal Handles Tenancy Disputes?

For most residential tenancies in England, the First-tier Tribunal (Property Chamber) handles specific types of rental disputes, including some repair matters. For urgent injunctions, however, County Courts are the usual route. Always check which is appropriate for your situation.²

Relevant Tenancy Legislation

• Landlord and Tenant Act 1985 (main obligations for repairs)
• Homes (Fitness for Human Habitation) Act 2018 (right to a safe and healthy home)
• Housing Act 1988 (types of tenancies and rights)

These laws protect tenants from unsafe conditions and unpaid emergency repairs.

Frequently Asked Questions

1. What counts as an emergency repair for tenants?
   Urgent issues like total loss of heating, unsafe electrics, or major leaks—anything that risks your health or the property’s structure—are usually classed as emergencies.
2. How quickly must my landlord make emergency repairs?
   Landlords should address serious emergencies as soon as possible, generally within 24 hours, depending on the nature and severity of the problem.
3. Can I arrange the repair myself and deduct the cost?
   You should get written permission first. If the landlord refuses and the issue is urgent, you may arrange the repair and seek reimbursement, but always keep receipts and evidence. Seek council or legal advice before doing this.
4. What can I do if my landlord ignores my emergency repair request?
   Contact your local council’s Environmental Health team. If it remains unresolved, consider a County Court application using Form N244 or seek advice from a tenant support service.
5. Will my rent increase if I ask for emergency repairs?
   It’s illegal for landlords to increase rent as retaliation for repair requests. Any rent increases must follow correct legal procedures as described in the Housing Act 1988.

Conclusion: Key Takeaways for Tenants

• Landlords are legally required to make emergency repairs promptly for most rented homes in England.
• Keep clear records of repair requests, and use official forms or your council if your landlord ignores urgent problems.
• Acts like the Landlord and Tenant Act 1985 and Homes (Fitness for Human Habitation) Act 2018 ensure your right to a safe, habitable home.

Understanding your basic rights and steps to take will help you resolve emergency repair situations quickly and safely.

Need Help? Resources for Renters

• GOV.UK – Repairs in rented housing
• Shelter England – Repairs and renting advice
• Find your local council (report urgent repairs or hazards)
• First-tier Tribunal (Property Chamber) – Residential disputes
• Form N244 (Application Notice for emergency orders in County Court)

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1. Landlord and Tenant Act 1985 – Repairs
2. First-tier Tribunal (Property Chamber)

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