Tenants in Wales have clear rights when their home needs repairs or when damp and mould affect habitability. This guide explains what landlords must fix, how and when to report problems, and the practical steps tenants can take if repairs are delayed. It covers the main laws that apply in England and Wales, how to use official complaint routes including the First-tier Tribunal (Property Chamber), and which government forms and reports to use. You will find examples of what to include in written requests, how to document damp and disrepair, and where to get free help locally. The aim is to give tenants straightforward, step-by-step options to get issues fixed promptly and safely.
What landlords must repair
Landlords are generally responsible for keeping the structure, exterior and key installations in reasonable repair so the property is fit to live in. Relevant primary legislation for tenancies in England and Wales includes the Housing Act 1988 and the Rent Act 1977[1]. In practice, that means landlords must act on problems that affect health and safety, such as major leaks, blocked drains, broken heating in winter, or widespread damp and mould caused by property defects.
Common landlord responsibilities
- Repairing roofs, walls and windows to stop water entering the home.
- Fixing plumbing, drains and hot water systems to maintain a safe supply.
- Maintaining heating systems so rooms can be kept at reasonable temperatures.
- Addressing structural causes of damp and mould (rising damp, faulty guttering or leaking roofs).
How to report repairs and collect evidence
Start by telling your landlord or lettings agent in writing. A short dated message that explains the problem, its effect on your daily life, and the repairs you expect helps create a clear record. Say when the issue began, include photos, and keep copies of all messages. If you use a form or email, keep a screenshot or printed copy.
What to include in a written repair request
- A clear description of the problem and when you first noticed it.
- Photographs or short videos showing damp, peeling plaster, mould or leaks.
- Dates and times you are available to allow access for inspections or repairs.
- Copies of any previous requests and the landlords replies or lack of response.
When to involve the local authority or tribunal
If the landlord fails to act and the damp or disrepair creates a hazard, you can contact your local council's environmental health team to request an inspection. Local authorities use the Housing Health and Safety Rating System (HHSRS) to assess serious hazards such as mould and damp[3]. For unresolved disputes about repairs or landlord obligations you may apply to the First-tier Tribunal (Property Chamber) for remedies or orders; the Tribunal handles certain residential property cases in England and Wales[2].
Options if repairs are not done
- Ask the local authority to inspect and consider enforcement if there is a health hazard.
- Apply to the First-tier Tribunal (Property Chamber) for an order or formal decision.
- Keep a written record and copies of all correspondence to support any formal complaint or application.
FAQ
- Who is responsible for repairs and damp?
- Your landlord is usually responsible for structural repairs and defects that cause damp, like leaks and faulty gutters; tenants normally must take reasonable steps to prevent condensation-related mould.
- How long should I wait for a landlord to fix urgent damp?
- Urgent safety or severe damp issues should be reported immediately; landlords are expected to act promptly. If you get no response within a few days for an urgent problem, contact your local authority.
- What if my landlord wont act?
- Collect written requests, evidence and any inspection reports, then ask the council to inspect or apply to the First-tier Tribunal (Property Chamber) for a decision.
How-To
- Write a dated repair request to your landlord describing the damp, its location and effect, and attach photos.
- Keep a log of dates, communications and evidence such as photos and any inspection notes.
- Agree reasonable access for inspections or repairs and confirm arrangements in writing.
- If the problem is a health hazard, contact your local authority environmental health department for an inspection.
- If informal routes fail, prepare your evidence and apply to the First-tier Tribunal (Property Chamber) or seek enforcement by the council.
Help and Support / Resources
- Contact Rent Smart Wales for landlord registration and professional standards in private renting in Wales: Rent Smart Wales.
- Read Welsh Government guidance on renting and tenant rights in Wales.
- Apply or find information for the First-tier Tribunal (Property Chamber) for property disputes in England and Wales.
