Practical first steps for tenants
Follow clear, documented steps so you can show when the problem started and what you asked the landlord to do. If the issue is causing health problems or structural damage, say so in writing and ask for an urgent inspection.
- Give written notice to your landlord describing the problem and requesting repairs within 14 days.
- Take dated photos, videos and keep a repair log as evidence.
- If repairs are urgent, ask for an appointment for access and note any promised dates.
- Contact your local council's environmental health if the landlord does not act within a reasonable time.
Official forms and where to find them
There are a few official forms or formal applications you may need. Use them when informal requests have not led to repairs.
- Application to the Residential Property Tribunal: use the tribunal application if you cannot resolve repairs with your landlord; the tribunal can order repairs or other remedies. See the tribunal website for the correct application form and guidance.[3]
- Environmental Health complaint form: your local council will have a form or online reporting process to report hazards from damp and mould; councils can inspect and require landlords to carry out works.[2]
- Written repair request (no fixed government number): always send a dated written request (email or letter) describing the issue, what you want done, and a reasonable deadline. Keep a copy and proof of delivery.
When the law can help
In Northern Ireland, the Private Tenancies Act (Northern Ireland) 2022 creates rights and duties for tenants and landlords; it also sets out how disputes can be considered by the relevant tribunal.[1] If your landlord fails to keep the property in a habitable state, the tribunal can order repairs, compensation or other remedies after you have followed the required complaint steps.
Examples of using forms
- Example: You send a dated repair request and receive no action in 14 days, then you complete the council's environmental health report so they can inspect.
- Example: You gather photos showing worsening mould over three weeks, then submit the tribunal application with your evidence if the landlord still does not repair.
If the landlord still does nothing
If there is no reasonable response, pursue formal routes. That usually means reporting to environmental health and preparing an application to the Residential Property Tribunal. Do not withhold rent as a first step without legal advice; there are safer, formal remedies through the tribunal.
FAQ
- Who is responsible for fixing mould and damp?
- Generally the landlord is responsible for keeping the property habitable and carrying out repairs; if they do not act you can report to the council and apply to the Residential Property Tribunal.[1]
- Can I withhold rent until repairs are done?
- No. Withholding rent can lead to eviction proceedings. Follow formal complaint steps, report to environmental health if needed, and use the tribunal for enforcement or compensation.
- How long should I wait before involving the council or tribunal?
- Give a clear written request and a reasonable time to act (commonly 7–14 days for non-urgent issues); for urgent hazards tell the landlord to act immediately and contact environmental health without delay.
How-To
- Put your request in writing with dates, photos and a clear deadline, and keep a copy.
- Report to environmental health at your local council if the landlord does not respond within your stated deadline.
- If informal steps fail, complete the Residential Property Tribunal application with your evidence and copies of your correspondence.
Help and Support / Resources
- Damp and mould guidance - NI Direct
- Private Tenancies Act (Northern Ireland) 2022 - legislation.gov.uk
- Residential Property Tribunal (Northern Ireland) - official tribunal site
