Moving into a new rental can be stressful, and discovering disrepair or missing essential services makes it worse. Tenants in Wales have rights to a safe, habitable home and clear options if a landlord refuses repairs. This guide explains simple, practical steps a renter can take at move-in: how to document faults, how to ask the landlord in writing, when to contact your local council, official forms to consider and how to bring a case to the appropriate tribunal or court. The aim is to help tenants protect health and legal rights while preserving evidence and following the correct processes in Wales.
Initial steps to take at move-in
Start by checking your tenancy agreement and making a full written list of faults. Send a dated, signed written repair request to your landlord or letting agent and keep a copy. Set a reasonable deadline for common repairs (for example, 14 days for non-emergency issues) and say you will report urgent hazards immediately.
- Send a written repair request with a clear deadline (for example, within 14 days).
- Take dated photos and short videos of damage, and keep a written log of communication.
- Contact the letting agent or landlord promptly and ask for an estimated repair date.
When to report to the local council or environmental health
If the landlord refuses or delays repairs for hazards (mold, no heating, unsafe electrics, severe damp), contact your local council's environmental health team. Councils can inspect and, where necessary, serve improvement notices or take enforcement action against landlords for hazards affecting health and safety.
- Report issues that affect health or safety, such as exposed wiring, major damp or no heating.
- Provide copies of your written requests and photos when you report the problem to the council.
Official forms and where to use them
There are a few official routes tenants can use depending on the outcome you want: council enforcement, a tribunal order, or a court claim for costs. Below are common official forms and pages tenants may need.
- Apply to the First-tier Tribunal (Property Chamber) — use the Tribunal if you need an order about rent, deposits or certain disputes involving property. For example, a tenant seeking a rent repayment order or enforcement of tenancy obligations can start an application here.[3]
- N1 claim form / online money claim — use the county court money claim process if you plan to recover costs for repairs you paid for or compensation for disrepair. Example: you paid a contractor X for an emergency repair and want reimbursement; you can use the N1 route.
- Rent Smart Wales — register checks and landlord/agent licensing information can help you confirm whether a landlord or agent is licensed; it also provides advice for tenants in Wales.
Before starting a claim, gather the written repair request, dated photos/videos, receipts for any repairs you paid for, and a clear timeline. Many cases are resolved after a formal letter or council intervention, avoiding the need for court or tribunal action.
What to expect at the First-tier Tribunal or court
If you apply to the First-tier Tribunal (Property Chamber) you will be asked to submit evidence and a clear statement of the remedy you want (for example, an order for repairs, a rent repayment order or compensation). The Tribunal may list a hearing where both parties present evidence, or decide on documents alone.
- Prepare organised evidence: timeline, photos, copies of messages, council reports and receipts.
- Meet any deadlines for filing documents and responding to Tribunal directions.
Practical tenant-focused examples
Example 1: No hot water on move-in — write to the landlord, give 48 hours for an urgent fix, call the letting agent, then report to council if unresolved. If you pay for an emergency repair, keep the receipt and consider an N1 claim to recover costs.
Example 2: Significant damp affecting health — send a dated request, report to environmental health, and if the landlord still refuses, consider applying to the First-tier Tribunal for an order requiring remedial work and compensation.
FAQ
- Can I withhold rent if my landlord refuses to fix problems at move-in?
- Withholding rent is risky and generally not recommended without legal advice; instead, seek council enforcement or use a formal claim process to avoid breaching your tenancy.
- How long should I give a landlord to complete repairs?
- Set a reasonable deadline depending on urgency: 240–48 hours for emergencies, and around 14 days for non-urgent repairs, while being clear in writing.
- Who handles tenancy disputes in Wales?
- The First-tier Tribunal (Property Chamber) handles many residential property disputes, and local councils enforce housing health and safety standards.
How-To
- Write a dated, signed repair request describing the problem and set a clear deadline (for example, within 14 days).
- Collect evidence: photographs, short videos, logs of conversations and copies of messages.
- Contact your landlord or letting agent, share your evidence and ask for a written repair plan or completion date.
- If the landlord refuses, report the hazard to your local council's environmental health team and provide your evidence.
- Consider formal action: apply to the First-tier Tribunal (Property Chamber) or use the N1 court claim to recover repair costs, attaching all evidence.
Key Takeaways
- Document everything at move-in: dated photos, written requests and receipts are essential evidence.
- Use council enforcement for hazards and the First-tier Tribunal or court forms when formal redress is needed.
Help and Support / Resources
- Rent Smart Wales - landlord and agent licensing
- First-tier Tribunal (Property Chamber) guidance
- Make a court claim for money (N1 / online)
