Before you sign a tenancy in Wales, checking repairs and noting faults can prevent stress and disputes later. This guide helps renters and tenants run a clear pre-tenancy inspection: what to look for (heating, water, electrics, damp), how to document problems with dates and photos, what repair timescales to ask for, and which official forms or bodies to contact if landlords do not act. It explains how to record requests in writing, keep copies of correspondence, and when to escalate to the First-tier Tribunal (Property Chamber). Practical examples show how to use forms and evidence so you can agree reasonable repairs before moving in or protect your rights after tenancy starts.
What to check before you sign
Walk through the property room by room. Use a simple checklist and take time-stamped photos or short videos of any issues.
- Heating and hot water: check boiler, radiators, thermostats and evidence of servicing.
- Damp, mould and ventilation: look for condensation, stains or peeling paint.
- Electrics and sockets: test switches, check for exposed wiring and working lights.
- Plumbing and water supply: run taps, check for leaks and hot water reliability.
- Security and access: test locks, windows and communal entry systems.
- Evidence and records: photograph defects, note dates and keep file names or a log.
- Deposit and payment terms: confirm how the deposit is protected and exact amounts.
- Notices and paperwork: review the tenancy agreement for repair clauses and notice periods.
- Repair timescales: ask the landlord for a realistic deadline for non-urgent and emergency repairs.
How to record and request repairs
Always make a written request for repairs, include photos and a clear deadline, and keep copies. Use email where possible so you have a time-stamped record, or send a signed letter by recorded delivery. For official guidance on responsibilities and practical steps, see the UK government guidance on repairs and private renting. Read official guidance[4]
- Write a clear description: state the fault, location, when discovered and the outcome you want.
- Attach dated photos or short video clips as evidence and keep originals.
- Set a reasonable timescale: say when you expect an update and a repair date.
- Follow up by email or recorded delivery and keep copies of every message.
When to escalate
If the landlord does not act within a reasonable time, you can escalate. For unresolved disrepair you may apply to the First-tier Tribunal (Property Chamber) for a decision or compensation and to order repairs; the Tribunal handles residential property disputes across England and Wales and provides application guidance online. First-tier Tribunal (Property Chamber)[1]
Official forms tenants should know about
There is no single tenant "repair request" form used nationally; tenants should provide written requests and use official routes where needed. Below are the key statutory notices and routes you may encounter.
- Application to the First-tier Tribunal (Property Chamber): use the Tribunal's online guidance or application pages to submit a case about disrepair or compensation. Example: if a landlord ignores a written request for urgent heating repairs for more than two weeks, you could apply to the Tribunal seeking an order to compel repairs.
- Section 8 and Section 21 notices (Housing Act 1988): these are landlord notices related to possession under the Housing Act 1988; tenants should recognise these if they receive them and seek advice. Example: a Section 8 notice may be served alongside a repair dispute; check the exact grounds and seek advice promptly.[2]
- Local authority complaints: report severe hazards (for example, lack of hot water or dangerous electrics) to environmental health at your local council; procedures vary by council but usually begin with an online report or form.
FAQ
- Who is responsible for repairs in a rented property?
- Generally the landlord is responsible for keeping the structure, heating, water and sanitation in repair; tenants must take care of minor day-to-day tasks. If responsibility is unclear, check your tenancy agreement and seek official guidance.
- How long should a landlord take to fix a repair?
- There is no fixed single timescale for all repairs. Emergency repairs (gas leaks, no heating in winter, major leaks) should be addressed immediately; non-urgent repairs should be agreed in writing with a reasonable deadline, often within 14 to 28 days depending on severity.
- What if the landlord refuses to fix a serious issue?
- Keep written records and evidence, notify the landlord in writing, and if the issue remains unresolved you may complain to your local authority or apply to the First-tier Tribunal (Property Chamber) for an order and compensation.
How-To
- Inspect every room using a checklist and note immediate hazards.
- Take clear, dated photos or short videos of each defect.
- Send a written repair request to the landlord with photos and a reasonable deadline.
- Allow a reasonable repair timeframe (for non-urgent issues this is commonly 14–28 days depending on the fault).
- If unresolved, apply to the First-tier Tribunal (Property Chamber) or contact your local authority for serious hazards.
Key Takeaways
- Document every defect with dates and photos before you move in.
- Always make written repair requests and keep copies of correspondence.
- If the landlord does not act, the First-tier Tribunal (Property Chamber) can decide on repairs or compensation.
