Repair Timeframes for Renters in Northern Ireland

Knowing your rights around property repairs is essential for renters in Northern Ireland. Every tenant is entitled to a safe, well-maintained home, and your landlord is legally responsible for fixing many types of problems. But how long should repairs actually take—and what can you do if they don’t get done?

Landlord Responsibilities: What Should Be Repaired?

Your landlord must keep your flat or house in a good state of repair. Under the Private Tenancies (Northern Ireland) Order 2006, landlords are required to:

• Ensure the structure and exterior (walls, windows, doors, roof etc.) are maintained
• Keep gas, electricity, water, heating and sanitation in working order
• Respond to health and safety hazards (such as damp or broken steps)

Your tenancy agreement may include extra duties, but these are the basics by law.^[1]

How Long Should Repairs Take?

The law in Northern Ireland does not set exact deadlines for most repairs. However, guidance from the Northern Ireland Housing Executive (NIHE) expects "reasonable time" for landlords to act. The urgency depends on what needs fixing:

• Emergency repairs: For issues causing danger or severe property damage (like gas leaks, flooding, no heat in winter, exposed wiring), landlords should arrange repairs within 24 hours.
• Urgent repairs: Where the problem affects your comfort, health or property integrity—such as broken boilers or leaking pipes—expect repair within a few days. Typically, 3-5 working days is considered reasonable.
• Routine repairs: Issues like minor leaks, broken cupboards, or stuck windows should be completed within a month in most cases.

If you're unsure, check your tenancy agreement, as some landlords provide more specific timeframes.

How to Report Repairs

Report problems to your landlord in writing—by email or letter—detailing the issue and when it started. Always keep a copy. Prompt reporting is important, as landlords cannot be held responsible for repairs they were unaware of.

If Repairs Aren’t Done: What Steps Can Renters Take?

If your landlord fails to carry out repairs in a reasonable time after reporting them, you have options to act:

• Contact your local council’s Environmental Health Department. They can inspect your property and, if necessary, issue an enforcement notice requiring your landlord to fix health and safety hazards. Find your local council here.
• Consider applying to the Rent Assessment Panel for Northern Ireland—the independent tribunal dealing with some private tenancy disputes.
• Use the official NIHE Disrepair Complaint Form: Disrepair Complaint Form (NIHE). This can be submitted if your landlord ignores repair requests or if your property’s condition breaches legal standards.
  Example: If your heating has been broken for two weeks and your landlord hasn't responded, you can submit this form to prompt further investigation.

Health and Safety Hazards

Certain hazards—like no heating in winter, severe damp, or unsafe electrics—require prompt action. The Environmental Health Department can step in quickly for serious cases. For more on property standards, see Housing Health and Safety Rating System (Northern Ireland).

Which Tribunal Handles Tenancy Disputes?

For private tenancies in Northern Ireland, disputes over repairs, rent assessments or conditions can be brought before the Rent Assessment Panel for Northern Ireland.

1. What is a 'reasonable' time for repairs to be completed in Northern Ireland?
   "Reasonable time" varies depending on the urgency: 24 hours for emergencies, a few days for urgent repairs, and a month for non-urgent issues. Always check your tenancy agreement for more detail.
2. What can I do if my landlord doesn't fix something important?
   If your landlord ignores your written repair request, contact your council's Environmental Health team, or submit a "Disrepair Complaint Form" to NIHE. You may also consider approaching the Rent Assessment Panel.
3. How do I submit a Disrepair Complaint Form, and when should I do it?
   Use the Disrepair Complaint Form if the repair is serious and your landlord hasn’t acted. Describe the issue and include evidence—forms are submitted to the NIHE by post or in person.
4. Who decides if a repair issue is a health hazard?
   The Environmental Health Department at your local council will inspect and determine if the problem is a hazard under the Housing Health and Safety Rating System (HHSRS).
5. Can I stop paying rent until repairs are made?
   You should not stop paying rent, even if repairs are overdue. Doing so could risk eviction or legal action. Instead, use official complaints routes and keep records.

Need Help? Resources for Renters

• NIHE: Repairs in Private Rented Housing
• Find Your Local Council’s Environmental Health Department
• Rent Assessment Panel for Northern Ireland
• Housing Advice NI: Repairs for Private Tenants
• Phone NIHE for repair support: 03448 920 900

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1. Private Tenancies (Northern Ireland) Order 2006
2. NIHE: Repairs in Private Rented Housing
3. Disrepair Complaint Form (NIHE)
4. Rent Assessment Panel for Northern Ireland

Key takeaways:

• Landlords must act within a reasonable time for repairs; urgency depends on the type of repair.
• Always report issues in writing and keep records.
• Use your council or NIHE to escalate if repairs are ignored.

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