Landlord Won't Do Repairs - Your Options
Step-by-step guide when your landlord ignores repair requests. Environmental Health, legal action, and more.
Your landlord is legally responsible for keeping the structure and exterior of your home in good repair, as well as installations for water, gas, electricity, heating, and sanitation. If they're ignoring your repair requests, you have options.
Step 1: Report in Writing
Always report repairs in writing (email or letter) and keep copies. This creates evidence that your landlord was notified. Include photos if possible.
- Describe the problem clearly
- Say how it's affecting you
- Give a reasonable deadline (usually 14 days for non-urgent, 24 hours for emergencies)
- Keep a copy of everything you send
Step 2: Follow Up
If your landlord doesn't respond or take action, send a follow-up letter referencing your first letter. Make clear you expect action and mention that you may involve the council if they don't respond.
Never withhold rent as a way to force repairs. This can give your landlord grounds to evict you.
Step 3: Contact Environmental Health
Your local council's Environmental Health team can inspect your property and force your landlord to do repairs. They have powers to issue improvement notices and even do the work themselves and bill the landlord.
- Call your council and ask for Environmental Health / Private Rented Housing team
- They'll usually inspect within a few weeks
- They assess hazards using the HHSRS (Housing Health and Safety Rating System)
- They can issue an improvement notice requiring repairs within a set time
Councils prioritise Category 1 hazards (serious risks to health). Mention any health effects the problem is causing.
Step 4: Further Action
If your landlord still refuses, you may be able to take legal action for housing disrepair. This could result in repairs being ordered and compensation for any damage to your health or belongings.
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