Tenants in Wales often face uncertainty when something in their home breaks. This guide explains what repairs landlords must carry out under Welsh rules, how to report urgent and non-urgent problems, and what to do if repairs are delayed or refused. It uses clear, tenant-focused language so you can understand your rights, the typical landlord responsibilities for heating, plumbing, structure and safety, and how the Renting Homes (Wales) Act affects repairing duties.[1] You will also find practical steps for keeping records, contacting local authorities and applying to the tribunal or courts if necessary. The guidance is designed for renters and tenants seeking straightforward next steps in Wales.
Understanding landlord repairing obligations in Wales
Landlords in Wales have a legal duty to keep a rented home in a reasonable state of repair so it is fit to live in. That duty comes from Wales-specific duties under the Renting Homes (Wales) regime and from broader housing legislation for England and Wales such as the Housing Act 1988 and Rent Act 1977. [2] The specific duty can depend on the type of contract you have and the terms of your agreement, but common responsibilities include the structure, exterior, installations for water, gas and electricity, and fixed heating systems.
Typical repairs landlords must fix
- Repair broken boilers or central heating systems that leave the property without heat.
- Repair plumbing faults that cause leaks, loss of hot water, or no running water.
- Repair structural defects such as collapsing ceilings, damaged floors or severe damp and mould caused by disrepair.
- Repair electrical systems that are unsafe or cause power failures.
- Fix doors, windows and locks to ensure security and privacy.
If a problem affects your safety or the basic use of the home, it is more urgent and landlords should respond promptly. You should report faults in writing and keep copies of messages, photos and any receipts for temporary repairs you have paid for.
When a repair is urgent and what to do
Urgent repairs are issues that make the home unsafe or uninhabitable, such as no heating in winter, major water leaks, or dangerous electrical faults. Tell your landlord immediately and follow up in writing with a clear request and a date by which you expect the repair. If the landlord does not act, you can escalate the matter.
- Report the issue to your landlord or managing agent immediately and set a reasonable deadline for action.
- Send a written follow-up (email or recorded delivery) describing the fault and the risk it creates.
- Contact your local authority environmental health department for hazards that affect safety or health.
- As a last resort, consider applying to the First-tier Tribunal or county court for a remedy if the landlord refuses to fix serious disrepair.[3]
Key official forms and when to use them
When court or tribunal action is needed, some official forms you may encounter include:
- Form N1 — Claim form used to start a county court claim for money or possession. Example: use the N1 if you seek repayment of costs you paid to fix a landlord-defaulted repair and the landlord will not reimburse you.
- Form N5 — Particulars of claim for possession; used when a landlord starts possession proceedings. Example: if a landlord claims possession and you wish to raise disrepair as part of your defence, you may see N5 in the court documents.
If you plan to apply to the First-tier Tribunal (Property Chamber) for a property-related dispute, check the tribunal guidance on what application form to use and any local filing rules. First-tier Tribunal (Property Chamber)[4] explains jurisdiction and how to apply.
How to escalate unresolved repairs
Follow clear steps so you preserve evidence and make a strong case:
- Report the fault in writing, setting a reasonable deadline and requesting a time to inspect.
- Keep a record of all communication, photos, videos and receipts; log dates and times of incidents.
- Contact your local authority if the issue poses health or safety risks and ask for an inspection.
- If the landlord does not fix the issue, consider formal action such as an application to the First-tier Tribunal or a county court claim using the appropriate forms.
FAQ
- Who is responsible for repairs in a rented home in Wales?
- Generally, the landlord is responsible for most structural and safety repairs, while tenants must take care of minor maintenance and avoid causing damage. Check your contract and the Renting Homes (Wales) framework for specifics.[1]
- What can I do if my landlord does not fix urgent repairs?
- Report the problem in writing, contact your local authority environmental health department for hazards, and consider court or tribunal action if the landlord still does not act.[3]
- Which official forms might I need to use?
- You may need forms such as Form N1 to start a county court claim or Form N5 if possession proceedings are considered; check the tribunal guidance if applying to the First-tier Tribunal (Property Chamber).
How-To
- Report the repair to your landlord in writing, describe the fault clearly and set a reasonable deadline.
- Collect evidence: take dated photos, keep copies of messages and receipts, and log any inspections or visits.
- Contact your local authority if there is a risk to health or safety and request an inspection and report.
- If informal steps fail, prepare and submit the correct application or court form and seek a tribunal or court remedy.
Key Takeaways
- Landlords must keep homes safe and in reasonable repair under Welsh renting rules.
- Document faults and communications carefully to support any complaint or claim.
- The First-tier Tribunal (Property Chamber) and county courts handle unresolved repair disputes.
Help and Support / Resources
- Rent Smart Wales — licensing, landlord obligations and tenant information for Wales.
- Welsh Government housing guidance — information on renting, standards and tenant protections in Wales.
- First-tier Tribunal (Property Chamber) — how to apply for property-related disputes.
