If you rent in Wales and face problems with repairs or unsafe housing, this guide explains practical steps you can take as a tenant or renter to get issues fixed. It covers when to tell your landlord, how to record problems, when to ask your local council to inspect, and how to apply to the First-tier Tribunal if necessary. The language is plain and aimed at people who are not legal experts: you will find examples of official forms, clear timelines, tips on keeping evidence, and what to expect from enforcement or a hearing so you can act with confidence.
Who is responsible for repairs and standards?
Generally, your landlord is responsible for keeping the structure, heating, plumbing and common areas safe and in repair. Local councils enforce housing standards where a property is unsafe or a statutory nuisance. Tenants have a duty to report issues promptly in writing and to allow reasonable access for repairs.
When to report to your landlord and what to include
Start by telling your landlord or letting agent as soon as a fault appears. Do this in writing (email or text) so you have a record. Include:
- Who you are and the address of the property.
- A clear description of the repair needed (for example: no hot water, broken boiler, damp and mould).
- Photos or videos that show the problem and the date.
- When the problem started and any attempts already made to get it fixed.
When to contact your local council
If the landlord does not act and the problem affects health or safety (for example severe damp, significant structural defects, or lack of heating), contact your local council’s environmental health or housing standards team. Councils can inspect under national housing standards and serve improvement notices where necessary. If in doubt, ask your council to advise on whether the Housing Health and Safety Rating System applies.
Official forms and when to use them
Below are the key official routes and forms tenants commonly use. Each listing explains when a tenant would use that form and gives a practical example.
- First-tier Tribunal (Property Chamber) — application form: use this to ask the tribunal to resolve disputes about repairs, rent or other tenancy terms when negotiation and council action have not worked. Example: you reported persistent mould and the landlord failed to arrange a full inspection or repairs; you apply to the tribunal asking for an order requiring repairs and compensation. You can start at the tribunal guidance pages and follow their application steps.
- Local council housing complaint form (varies by council): councils accept complaints about hazards and can issue improvement or prohibition notices. Example: you file a complaint with your council describing unsafe wiring and include photos; the council inspects and may require the landlord to fix it.
- Rent Smart Wales complaint/report form: use this to report unlicensed landlords or agents or to check landlord obligations in Wales. Example: you discover your landlord should be licensed and you report this to Rent Smart Wales so they can investigate.
What evidence to collect
Good evidence makes enforcement or tribunal claims much stronger. Collect and keep:
- Photos and videos with dates showing the issue.
- Copies of messages, emails and letters to and from your landlord or agent.
- Notes of any visits, missed appointments, and the times you reported the problem.
- Receipts for any expenses you reasonably incur to make emergency temporary repairs (keep originals).
What to expect from escalation
If the council serves a notice, it will set a deadline for the landlord to comply. Failure to comply may lead to fines or the council arranging works and charging the landlord. If you apply to the tribunal, expect a case listing, possible mediation, and a hearing where both sides can present evidence.
FAQ
- Who enforces housing standards in Wales?
- Local councils enforce housing standards and may serve improvement notices; the First-tier Tribunal (Property Chamber) can decide on many tenancy disputes and orders for repairs.[3]
- Do I have to stop paying rent if repairs are not done?
- No. Continue to pay rent unless you have separate legal advice or a tribunal order that states otherwise; withholding rent can put you at risk of possession proceedings.
- How long should I wait for a landlord to fix an urgent issue?
- Allow a reasonable short period for urgent issues (for example, 24–72 hours for no heating or no hot water in winter), but follow up in writing and contact the council if the landlord does not act.
How-To
- Tell your landlord or letting agent in writing with photos and a clear description of the problem.
- Set a reasonable deadline for action in your message (for urgent hazards, make that deadline short) and note the date you sent it.
- Collect and save evidence: dated photos, copies of messages, and receipts.
- If the landlord does not act, report the condition to your local council’s housing or environmental health team and ask for an inspection.
- If council action is insufficient, consider applying to the First-tier Tribunal (Property Chamber) with your evidence and request for an order.
- Continue paying rent and seek local advice on whether you can claim compensation or recover reasonable costs after enforcement or tribunal outcomes.
Key Takeaways
- Report repairs in writing and keep dated evidence.
- Contact your local council if a landlord fails to fix health or safety problems.
- The First-tier Tribunal can order repairs or compensation when informal routes fail.
Help and Support / Resources
- Rent Smart Wales — landlord licensing and complaints for Wales.
- Find your local council — where to report housing conditions for inspection.
- First-tier Tribunal (Property Chamber) — guidance on applying for determinations about property disputes.
