Your Rights If a Landlord Ignores Repairs in Wales

If you’re renting in Wales and your landlord isn’t carrying out necessary repairs, it can feel frustrating and even unsafe. Knowing your legal rights as a tenant – and the steps you can take – will help you get repairs sorted and protect your wellbeing at home. This guide explains the repair responsibilities landlords have under Welsh law, the exact steps you can take if repairs are ignored, and where to get official help.

Understanding Your Landlord’s Repair Responsibilities

Under the Renting Homes (Wales) Act 2016, landlords in Wales must keep your home safe, in good repair, and free from hazards. This applies whether you have a standard occupation contract (the most common type of tenancy in Wales) or a secure contract.

• Landlords must maintain the structure and exterior (including walls, roofs, and drains).
• Heating, hot water, gas, electricity, and sanitation must be kept in good working order.
• Landlords must fix anything that makes the property unfit for living, including hazards defined by the Welsh Government housing standards.

Your contract may include additional details, so check it for anything extra your landlord has agreed to maintain.

Steps to Take If Your Landlord Ignores Repairs

If repairs haven’t been made after you've reported them to your landlord, you don’t have to accept poor conditions. Here’s a step-by-step guide:

1. Report Repairs in Writing

• Contact your landlord (or managing agent) in writing – email is best – and describe what’s broken. This creates a record and shows when you told them.
• Attach photos if possible, and keep copies of all communication.

2. Allow Reasonable Time

• Landlords must respond to repair requests within a ‘reasonable time’, depending on the issue’s urgency.
• For urgent repairs (like loss of heating or leaks), 24-48 hours is sometimes reasonable. For non-urgent issues, the law expects a prompt response.

3. Contact Rent Smart Wales or Your Local Council

• If your landlord doesn’t act, contact your Rent Smart Wales-licensed landlord, or speak with your local council’s environmental health team.
• Councils can inspect your property and order landlords to fix serious problems under the Housing Health and Safety Rating System (HHSRS).

4. Formal Complaint and Enforcement

• You can make a formal complaint to your council if no action is taken by your landlord. Councils can issue improvement notices and fine landlords for failing to do necessary repairs.

5. Seeking Redress Through a Tribunal

• If repairs are still ignored, you may apply to the Residential Property Tribunal for Wales. The Tribunal can order landlords to carry out repairs and may award compensation.
• Document all correspondence and keep evidence of the problems for your application.

Relevant official form:
Name: Application to the Residential Property Tribunal Wales
Used for: Making an official request for the Tribunal to act on landlord breaches, such as failure to maintain the property as required by the Renting Homes (Wales) Act 2016.
Example: If you’ve repeatedly asked your landlord to repair unsafe wiring and they ignore you, you can apply using their application forms for disputes over repairs. Select the relevant form depending on your contract and issue.

Can I Arrange Repairs and Deduct the Cost?

Under Welsh law, you should never withhold rent without legal advice. If you're considering arranging repairs yourself and deducting the cost, always get advice first from approved advice services. This method carries legal risks if not done following correct procedure.

Your Safety and Further Legal Steps

If poor conditions are affecting your health or safety – such as mould, electrical hazards, or no heating – councils can act quickly. Persistent problems could be considered harassment or illegal eviction if your landlord also threatens your contract.

Serious unresolved disrepair could also allow you to claim compensation through the courts or the Tribunal. Always seek support and document every stage.

1. What proof do I need to show my landlord is ignoring repairs?
   Keep written records of all requests (emails, letters, photos of the issue, and dates you contacted your landlord). This evidence supports any future complaints or tribunal applications.
2. How long should I wait before contacting the council?
   If the repair is urgent and you’ve had no reply after 24-48 hours, contact the council or environmental health. For less urgent issues, allow a week before seeking help.
3. What official body handles disputes in Wales?
   The Residential Property Tribunal for Wales manages disputes. You can apply if your landlord ignores repair obligations. Visit their official website for guidance.
4. Can my landlord evict me for requesting repairs?
   No. By law, you cannot be evicted simply for requesting repairs or contacting the council. If you feel threatened, get advice from your council or Shelter Cymru.
5. Is my landlord required to keep the property free from damp and mould?
   Yes, the Renting Homes (Wales) Act 2016 requires landlords to address damp and mould as part of keeping the home “fit for human habitation.”

Need Help? Resources for Renters

• Welsh Government: Housing Information (Official guidance)
• Rent Smart Wales (Register and contact for issues with registered landlords)
• Residential Property Tribunal for Wales (Disputes and repair orders)
• Shelter Cymru: Repairs and Bad Conditions (Independent advice hotline and resources)
• Your local council’s environmental health team can inspect and order repairs

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1. Renting Homes (Wales) Act 2016 – see official legislation
2. Rent Smart Wales – official website
3. Residential Property Tribunal for Wales – RPTW.gov.wales
4. Welsh Government Repairs Duties Guidance – gov.wales

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