Repeated Repairs in Wales: Your Rights and Next Steps

If you're renting a property in Wales and face the frustration of repairs that keep cropping up—or aren't fixed properly—understanding your rights and the right steps is essential. Welsh law provides clear protections for renters when it comes to repeated disrepair or unresolved maintenance issues.

Your Landlord’s Legal Duty in Wales

All landlords in Wales must keep the property in a good state of repair, ensure it is safe, and promptly address any maintenance issues. These obligations come from the Renting Homes (Wales) Act 2016, which sets housing standards and details what landlords must do if things go wrong.^[1]

• Repairs must be completed in reasonable time frames
• Landlords must ensure homes are fit for human habitation
• Repeated or unresolved repairs may be a breach of your contract

If you face repeated problems, the law is on your side. This applies to all "occupation contracts" (the new legal term for tenancies in Wales).

What If Repairs Keep Repeating or Are Not Fixed Properly?

Repeated repairs could mean that either the repair quality is poor or the underlying issue hasn't been addressed. In Wales, you have several tools to escalate your concern if the situation isn’t improving.

Step 1: Report the Issue Clearly and in Writing

Always notify your landlord (or letting agent) in writing each time a repair is needed. Keep copies of emails, letters, and any photos as evidence.

• State what the problem is and why it repeats
• Provide dates and evidence of past repairs
• Request a clear timeframe for a complete resolution

Step 2: Allow Access for Inspections and Repairs

Your landlord has a right to inspect and fix issues, but they must give at least 24 hours’ written notice (except in emergencies).

Step 3: Escalate the Matter if Unresolved

If repairs are unsatisfactory or ignored, take further action:

• Contact Rent Smart Wales (the national registration authority). You can report concerns if the landlord isn't meeting their legal duties. More info on tenant advice at Rent Smart Wales.
• Involve your local council. The Environmental Health Team can inspect your property and order repairs if needed. Find your local council’s details on Find your local council.
• Apply to the Residential Property Tribunal Wales if you believe your home is not fit for human habitation or repairs aren't made. See below for the official tribunal details and forms.

Official Forms and How to Use Them

Some situations may require submitting an official application. Here are the key forms:

• Fitness for Human Habitation Application Form (Residential Property Tribunal Wales):
  Download from the Residential Property Tribunal Wales.
  Use this if your landlord has failed to keep the home safe or habitable after repeated requests. Complete and send the form as directed on the website, attaching evidence such as dated correspondence.
• Environmental Health Complaint (via your council):
  Report a housing issue to your local council.
  Use this when hazards, damp, or long-term disrepair affect your health or safety. Submit details, photos, and a history of the landlord's response.

Which Tribunal Handles Residential Disrepair?

In Wales, disputes about repairs and property standards are handled by the Residential Property Tribunal Wales. They deal with cases where your contract or legal rights under the Renting Homes (Wales) Act 2016 may have been breached.^[2]

How to Escalate: Example Step-by-Step

1. Report each repair, in writing, to your landlord or agent
2. Gather all evidence (photos, communication, receipts)
3. After reasonable time, contact Rent Smart Wales or your local council
4. If the problem persists, download and submit a Fitness for Human Habitation form to the Residential Property Tribunal Wales

Taking a methodical approach protects your rights and increases the chance of a satisfactory repair.

What Not to Do

• Don’t stop paying rent to "force" repairs—this can put your tenancy at risk
• Don't attempt complex repairs yourself (unless agreed in writing with the landlord)

If you feel pressured or threatened when pursuing repairs, reach out to an advocate or local council for support.

FAQs: Dealing With Repeated Repairs in Wales

1. Can my landlord evict me for chasing repairs?
   In Wales, you cannot be evicted for asking for repairs or enforcing your rights. Any attempt at "retaliatory eviction" can be challenged under the Renting Homes (Wales) Act 2016, especially if you've reported issues to the council.
   
2. How long should a landlord take to fix repeated problems?
   Repairs should be completed within a "reasonable" timeframe. For urgent issues (e.g., loss of heating in winter), this could mean within 24–48 hours. Less urgent repairs may take longer but should not be unreasonably delayed.
   
3. What if the problem keeps coming back?
   If repairs fail or issues keep returning, you can notify your landlord again and, if unresolved, escalate to the local council or the Residential Property Tribunal Wales with evidence.
   
4. Do I need legal representation for the tribunal?
   You do not need a lawyer, but you can seek advice or support from a tenant advocacy service. The process is designed to be accessible for tenants.
   
5. Where can I get help completing forms or understanding the law?
   Contact Rent Smart Wales or your local council’s housing team for guidance. Shelter Cymru also provides free advice.
   

Conclusion: Key Takeaways

• Always report repairs in writing and keep records
• If repairs aren’t fixed or problems repeat, contact Rent Smart Wales or your council
• Unresolved issues can be escalated to the Residential Property Tribunal Wales using official forms

Being persistent, organised, and using official channels helps ensure your home remains safe and well maintained.

Need Help? Resources for Renters in Wales

• Rent Smart Wales: Tenant Advice – Information and how to raise concerns about your landlord
• Find Your Local Council – Report unsafe housing to the environmental health team
• Residential Property Tribunal Wales – Submit complaints and find forms for repair and property standard disputes
• Shelter Cymru: Repairs & Bad Conditions – Free independent tenant support

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1. See: Renting Homes (Wales) Act 2016: Landlord repair responsibilities.
2. Find tribunal info and forms: Residential Property Tribunal Wales.

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