Being a tenant or renter in Wales can raise questions when your landlord starts home improvement works. This guide explains your rights and responsibilities during repairs, refurbishment or planned upgrades, including notice periods, landlord access, compensation and what to do if works harm habitability. You will learn when your landlord must give written notice, what reasonable access looks like, how to record damage, and how to ask for temporary rehousing or rent reduction. Practical examples show how to use official forms and when to contact the First-tier Tribunal (Property Chamber) or local housing team. Keep clear records, respond within deadlines, and seek free official guidance early to protect your home and tenancy.
What tenants are entitled to
Tenants are entitled to a safe, habitable home and fair notice of planned works. If works make the property unsafe or uninhabitable you may be entitled to temporary rehousing, a rent reduction or compensation. The underlying rules for assured tenancies in England and Wales are set out in the Housing Act 1988 and older provisions such as the Rent Act 1977 where they apply.[1][2]
Notices, access and landlord obligations
Landlords must give reasonable notice before entering and must not harass or unlawfully force access. For practical guidance on when a landlord can enter and how much notice is reasonable, see official GOV.UK guidance on landlords' rights to enter rented property.
- Landlords should give written notice of planned works and reasonable times for access.
- Routine inspections normally require at least 24 hours' notice and consent should be requested.
- Landlords must follow health and safety rules and not put tenants at risk.
Example: reasonable access
If a landlord gives 48 hours notice to carry out kitchen rewiring during weekday working hours, that's usually reasonable; if they try to enter without notice you can refuse and record the attempt.
Repairs, compensation and temporary rehousing
You should report repairs in writing and keep copies. If works reduce habitability (no heating, major leaks, electrics unsafe), ask your landlord in writing for urgent action and for temporary rehousing or a rent reduction while the property is unusable.
- Always send repair requests in writing so there is a record of the problem and the date it was reported.
- Take dated photos and keep receipts for any temporary accommodation or emergency repairs you pay for.
- Where landlords fail to act, you may seek compensation or expenses back through the tribunal or court.
Official forms tenants and landlords commonly use
- Form 6A (Prescribed information for service of a Section 21 notice) — used when a landlord serves a no-fault possession notice for an assured shorthold tenancy; tenants should check this form is correctly completed if faced with a Section 21. See the official GOV.UK form for details and how it is served.
- Written repair request — not a prescribed national form, but always send a clear dated letter or email describing faults, dates, and reasonable deadline for repair; keep a copy as evidence.
- Tribunal application or court claim forms — where informal resolution fails you may need to apply to the First-tier Tribunal (Property Chamber) or a county court; each route has its own application forms and fees.
Resolving disputes and the role of the tribunal
If you cannot agree with your landlord you can apply to the First-tier Tribunal (Property Chamber) for issues such as disrepair, compensation or certain tenancy disputes. The First-tier Tribunal (Property Chamber) handles many residential property matters in England and Wales and gives legally binding decisions. [3]
- Prepare evidence: dated photos, written reports, correspondence and receipts.
- Be aware of time limits for claims and the specific application form the tribunal requires.
- Contact local housing teams or the tribunal helpline for procedural help if you are unsure how to apply.
FAQ
- Can my landlord carry out home improvement works during my tenancy?
- Yes, landlords can carry out works, but they must give reasonable notice, avoid harassment, and not make the property unsafe; discuss timing and access and keep written records.
- How much notice must my landlord give?
- There is no single statutory notice period for all improvements, but landlords should give reasonable written notice (often 24–48 hours for inspections and longer for major works); check your tenancy agreement for agreed notice terms.
- Can I refuse tradespeople entry?
- You can refuse if the landlord has not given reasonable notice or if the visit is at an unreasonable time; refuse politely, record the refusal, and request a rescheduled appointment in writing.
- What can I do if the works damage my belongings or make the home unsafe?
- Report damage immediately in writing, take photos, ask your landlord to compensate or arrange repairs, and, if needed, apply to the First-tier Tribunal or court for compensation.
How-To
- Write down the problem with dates and take dated photos as evidence.
- Send a clear written request to your landlord asking for repairs and a reasonable timescale.
- Keep track of deadlines and responses; follow up if the landlord does not respond within the time you set.
- If you incur costs or loss, keep receipts and ask the landlord for repayment in writing.
- If informal steps fail, apply to the First-tier Tribunal (Property Chamber) with your evidence and application form.
Key Takeaways
- Always report repairs in writing and keep copies.
- Respond to notices and deadlines promptly to preserve your rights.
- Collect photos, receipts and correspondence to support any claim.
Help and Support / Resources
- GOV.UK: Repairs and maintenance in a rented property
- GOV.UK: Your landlord's right to enter your property
- Rent Smart Wales (official Welsh registration and guidance)
