Tenant Repair Rights and Procedures

As a tenant or renter in Wales you have clear rights to a safe, warm and habitable home. This guide explains who must carry out repairs, how to report urgent and non-urgent faults, the official routes and forms to use, and practical steps to escalate persistent disrepair. It uses plain language and gives examples so you can act confidently — whether that means writing to your landlord, contacting your local council's environmental health team, or applying to the First-tier Tribunal (Property Chamber) for resolution.

Your rights and responsibilities

Landlords must keep the structure and exterior, heating, water, and sanitation in repair and working order. Tenants should report faults promptly, allow reasonable access for repairs, and keep records of communications and costs. Relevant statute for assured tenancies and related rules include the Housing Act 1988^[1] and the Rent Act 1977^[2], and disputes about repairs can be taken to the First-tier Tribunal (Property Chamber)^[3].

Urgent versus non-urgent repairs

Classifying a repair helps set expectations about response time and next steps.

• Emergency (e.g. no heating in winter, major water leak, gas leak) — needs immediate attention or emergency call-out.
• Urgent (e.g. broken boiler, no hot water, severe damp affecting safety) — ask for a prompt appointment within hours or days.
• Routine (e.g. dripping tap, small plaster cracks, cosmetic issues) — reasonable response time measured in days to weeks depending on severity.
• Health and safety hazards (mould from leaks, exposed wiring) — may be reportable to your local authority for enforcement.

How to report a repair (practical steps)

Follow a clear record-first approach so you can prove you reported the fault and what happened next.

1. Notify your landlord in writing (email or letter) describing the problem, date discovered, and requesting a repair; keep a copy.
2. State if the issue is an emergency and propose times when access is possible.
3. Take dated photos or short videos of the problem and keep a repair log with any responses.
4. If access is needed, agree reasonable appointment times and keep a note of who attended and any invoices.
5. If the landlord does not respond, contact your local council's environmental health department for inspection (see Help and Support links below).

If your landlord does not act

If the landlord fails to organise repairs after a reasonable time you can escalate. First, send a final written request setting a deadline and explaining you will contact the council or tribunal if unresolved. If a serious hazard exists, report it to environmental health so the council can inspect and use enforcement powers. You may also apply to the First-tier Tribunal (Property Chamber) for an order or for a rent repayment/compensation claim^[3][4].

• Send a dated written deadline to the landlord describing the work needed and a clear timescale.
• Contact your local council's housing or environmental health team to request an inspection; provide your evidence.
• If you suffer financial loss, keep invoices and receipts to support any compensation or rent repayment claim.
• Only consider arranging emergency repairs yourself if the landlord cannot and the situation is urgent; keep receipts and notify the landlord about the works and costs.

Official forms and when to use them

There is no single universal repair form for tenants, but several official routes and forms are commonly used:

• First-tier Tribunal application: use the Property Chamber application process when asking the tribunal to order repairs, award compensation, or make rent repayment orders; the application paperwork is completed via the tribunal/GOV.UK guidance and portal^[3].
• Rent Repayment Order (RRO) application: tenants seeking to reclaim rent because of prescribed offences or serious disrepair should follow GOV.UK guidance on claiming rent back (RRO) and apply to the tribunal as set out there^[4].
• Local council housing complaint form: to trigger an environmental health inspection for hazards under the Housing Health and Safety Rating System, use your local council's housing or environmental health reporting form (varies by council) — find your council via GOV.UK^[5].

FAQ

Who is responsible for repairs?

Landlords are normally responsible for repairing structure, heating, hot water, sanitation and safety-related faults; tenants should report issues promptly and allow access for repairs.

What counts as an emergency repair?

Emergencies include gas leaks, major water leaks, no heating or hot water in severe weather, or electrical hazards; these should be reported immediately.

Can I withhold rent if repairs are not done?

Withholding rent is risky and can lead to possession action; instead, document the issue, seek help from your council or tribunal, and get legal advice before withholding any payments.

How-To

1. Gather evidence: photos, dated messages, repair invoices and a diary of the issue.
2. Contact the landlord in writing with a clear description and requested timescale.
3. If there is no reasonable response, ask the local council to inspect and record hazards.
4. If unresolved, apply to the First-tier Tribunal (Property Chamber) with your evidence and state the outcome you want.
5. Attend any hearing or provide an up-to-date bundle of documents so the tribunal can decide the case.

Key Takeaways

• Report faults quickly and always keep dated evidence.
• Use written notices and give landlords reasonable time to respond.
• Contact your local council or the First-tier Tribunal (Property Chamber) if problems continue.

Help and Support / Resources

• Rent Smart Wales
• Renting a home in Wales - GOV.WALES
• Find your local council (GOV.UK)

1. [1] Housing Act 1988 - legislation.gov.uk
2. [2] Rent Act 1977 - legislation.gov.uk
3. [3] First-tier Tribunal (Property Chamber) - GOV.UK
4. [4] Rent repayment orders (how to claim) - GOV.UK
5. [5] Find your local council - GOV.UK