Landlord Duties for Asbestos and Lead in Wales

As a tenant in Wales, you have the right to live in accommodation that is safe and free from serious hazards such as asbestos or lead. If you suspect damaged asbestos materials, peeling lead paint, or lead-contaminated water, your landlord must assess and address the risk quickly. This page explains what landlords are responsible for, which official rules inspectors use, and practical steps tenants can take to report problems, collect evidence and use statutory routes if repairs are delayed. Plainly written for renters, it also lists the official forms and the tribunal route used for unresolved cases in Wales, with examples of when to use each option.

What landlords must do about asbestos and lead in Wales

Landlords have a duty to ensure rental properties are free from serious health hazards under the Housing Act framework and the Housing Health and Safety Rating System used by local authorities^[1]. While the Control of Asbestos Regulations mainly regulate work with asbestos, landlords should still manage asbestos risks in communal areas and when arranging repairs, and follow HHSRS guidance for hazards like lead paint and contaminated water^[2][3]. If a material is likely to be disturbed by repairs or refurbishment, landlords must use competent contractors and control the risk.

Signs to look for and immediate tenant actions

• Report the problem to your landlord in writing within a reasonable time, noting when you first saw the issue and any health effects.
• Keep clear photos, dates and short notes about visible peeling paint, dust, damaged ceiling tiles or pipe lagging that may contain asbestos or lead.
• Avoid disturbing suspect materials (do not scrape, sand or drill) and keep children and pets away from damaged areas.
• If you have immediate health concerns, contact NHS 111 or your GP for advice and tell them about the possible exposure.

Collecting useful evidence

• Take dated photos and short videos showing the damaged materials and the wider room or common area.
• Keep copies of written reports to your landlord, text messages or emails and any responses you receive.
• Note names, times and outcomes of phone calls with your landlord, agent or contractors.

Official forms and routes

Common official routes for tenants in Wales are to ask the landlord to fix the issue, ask the local authority (environmental health) to inspect under HHSRS, or apply to the First-tier Tribunal (Property Chamber) if the landlord does not act. Tenants can also rely on statutory duties and guidance when raising a complaint^[3][4].

Key official form and how to use it

• Application to the First-tier Tribunal (Property Chamber) — use the Tribunal application to ask for an order requiring repairs or compensation when the landlord fails to act; example: you have written evidence showing months of unaddressed damaged ceiling tiles that may contain asbestos and your local authority will not secure timely repairs, so you apply to the tribunal for an order to force repairs.
• Local authority reporting (environmental health) — there is no single national tenant form for every council; tenants submit complaints to their local council’s environmental health service asking for an HHSRS inspection when hazards like lead or asbestos risk health, for example if peeling lead paint exposes toddlers to risk.
• Contractor risk assessments and asbestos surveys — where work is needed, landlords should obtain a written survey or contractor report before repairs; tenants can request copies to understand the planned safe method of work.

Practical example: send a dated written report to your landlord asking for an inspection, keep a copy, and if there is no meaningful action after a reasonable period, ask your local authority to inspect and consider a tribunal application.

FAQ

Can my landlord enter to inspect for asbestos or lead?

Yes, landlords or their contractors generally have a right to inspect for repairs but must give reasonable notice and arrange visits at reasonable times unless there is an emergency; always ask for identification and a written report after inspection.

Who enforces standards if a landlord won’t act?

Your local authority’s environmental health team enforces housing safety using HHSRS guidance, and unresolved disputes can be taken to the First-tier Tribunal (Property Chamber) for Wales.

Will the tribunal order repairs or compensation?

The Tribunal can make legally binding orders that may require repairs, rent repayment or compensation, depending on the evidence you provide and the specific remedy you request.

How-To

1. Write and send a clear written report to your landlord describing the asbestos or lead concern, include photos and request a response within a set number of days.
2. Collect evidence: date-stamped photos, short videos, and copies of all messages and any contractor or inspection notes.
3. Contact your local authority environmental health to request an HHSRS inspection if the landlord does not act or if there is an ongoing health risk.
4. Prepare and submit an application to the First-tier Tribunal (Property Chamber) if informal routes fail; attach your evidence and a clear statement of the remedy you want.
5. Attend hearings or prepare written submissions; if you cannot attend, explain why and provide complete evidence so the tribunal can consider your case.

Help and Support / Resources

• Renting Homes (Wales) Act guidance (GOV.WALES)
• First-tier Tribunal (Property Chamber) — how to apply (GOV.UK)
• HHSRS guidance for landlords and local authorities (GOV.UK)

1. [1] Housing Act 1988 (legislation.gov.uk)
2. [2] Control of Asbestos Regulations 2012 (legislation.gov.uk)
3. [3] Housing Health and Safety Rating System guidance (GOV.UK)
4. [4] First-tier Tribunal (Property Chamber) — tribunal information (GOV.UK)