Repairs Causing Damage to Your Home: Renter Rights in Northern Ireland

When repairs or maintenance are done on your rented home in Northern Ireland, accidents can sometimes lead to new damage—such as water leaks, broken tiles, or issues caused by contractors. Knowing what steps to take, your rights as a tenant, and how to seek remedies is essential for protecting your home and your deposit.

Understanding Your Rights If Repairs Cause Damage

In Northern Ireland, both tenants and landlords have legal responsibilities. Landlords must keep the property in good repair, but they (or hired tradespeople) must avoid causing extra damage during repairs. If damage does happen, tenants have legal avenues for getting it fixed or seeking compensation.

Who Is Responsible for Repair-Related Damage?

• If the landlord or their contractor causes the damage: The landlord is responsible for restoring the property or compensating you.
• If you (the tenant) caused the damage: You may be liable for costs—unless it happened due to necessary repairs done by the landlord without your fault.
• Accidental damage by tradespeople: The landlord should address this, as they arranged the work.

This is outlined in The Private Tenancies (Northern Ireland) Order 2006, which sets out repair duties for landlords and rights for tenants.^[1]

Common Examples of Damage During Repairs

• Water leaks after plumbing work
• Cracked tiles or damaged flooring
• Broken doors or windows replaced incorrectly
• Decorating damage (stains, paint splashes)

Such issues can affect your comfort and deposit, so it's important to act quickly.

What Should You Do If Repairs Cause Damage?

Here are the main steps to follow if you notice damage after repairs:

• Document the damage – Take clear photos and make detailed notes about what happened and when.
• Contact your landlord (in writing) to explain the situation, share evidence, and request that the damage be fixed.
• Keep records of all communications and responses.
• Allow reasonable time for your landlord to respond and arrange further repairs.

If the landlord does not respond or refuses responsibility, additional action can be taken.

Taking Further Action: Complaints and Claims

If informal discussions do not resolve the issue, you may wish to escalate your complaint:

• Write a formal complaint outlining the damage, your losses, and what resolution you seek.
• If there's no resolution, you can contact your local council’s Environmental Health department, especially if the damage affects your health or safety. Councils can enforce repairs under housing standards law.
• For unresolved disputes or claims for compensation, you may apply to the Northern Ireland Residential Tenancies Panel (within the Northern Ireland Courts and Tribunals Service). This tribunal handles disputes between private landlords and tenants.^[2]

Relevant Official Forms

• Notice of Application to the Residential Tenancies Panel (Rent Assessment/Repair Disputes): Used to refer unresolved tenancy repair or compensation disputes to the tribunal.
• PTR1 - Application for Repairs (Northern Ireland Courts and Tribunals Service): Tenants use this form if they wish to ask the tribunal to make a decision about unresolved repair-related issues (including compensation claims). Complete the form, attach supporting evidence, and submit it by post or as instructed on the form.

For example, if your landlord refuses to fix flooring damaged by a contractor, you can submit the PTR1 form to the Panel, including dates, photos, and any correspondence you've had.

Your Responsibilities as a Tenant

Tenants must allow reasonable access for necessary repairs and should report any new damage promptly. If you withhold information, or refuse access unreasonably, your options later may be limited.

Will This Affect Your Deposit?

Landlords cannot lawfully deduct from your deposit for damage they—or their contractors—caused. Raise this with your tenancy deposit scheme provider if there is a dispute at the end of your tenancy. The government-backed tenancy deposit schemes (Northern Ireland) have a free dispute resolution service.^[3]

FAQ: Repairs Causing Damage in Northern Ireland

1. What should I do first if repair work damages my belongings?
   Notify your landlord in writing, provide photographs, and request repairs or compensation. Keep a record of all communication.
2. Who pays for damage caused by a landlord's contractor?
   Your landlord is responsible for making things right and must repair or compensate for damage caused by anyone they hire.
3. Can my landlord take money from my deposit for this damage?
   No, not if the damage was caused during repairs arranged by your landlord. Challenge any unfair deductions with your tenancy deposit scheme.
4. What should I do if my landlord refuses to fix the damage?
   Consider a complaint to your local council, or make an application to the Residential Tenancies Panel using the PTR1 form for repair disputes.
5. Do I need evidence of the damage?
   Yes. Always take clear photos and keep records of communications to support your case in any dispute or claim.

Conclusion: Key Takeaways for Tenants

• If repair work causes damage in your Northern Ireland rented home, your landlord is usually responsible for fixing it.
• Always document the damage and contact your landlord in writing.
• If a dispute arises, use official forms and the Residential Tenancies Panel to seek resolution.

Act promptly, keep good records, and know that free government guidance and formal dispute mechanisms are available for renters facing these issues.

Need Help? Resources for Renters

• nidirect Private Renting: Tenants Rights – Comprehensive advice on repairs, maintenance, and disputes
• Residential Tenancies Panel – Apply for official dispute resolution (including repairs and compensation)
• Tenancy Deposit Schemes (Northern Ireland) – How to challenge deposit deductions
• Contact your local council Environmental Health Team – If repairs affect your health or safety

---

1. Private Tenancies (Northern Ireland) Order 2006 – See Part 4: Repair duties
2. Residential Tenancies Panel (NI Courts & Tribunals Service)
3. Government-backed Tenancy Deposit Schemes: Dispute resolution

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation