Landlord Responsibilities for Repairs
In the UK, private landlords are legally responsible for keeping rental properties in a safe and habitable condition. Under the Landlord and Tenant Act 1985, they must:
✔ Keep the structure and exterior in good repair (including walls, roofs, windows, and doors).
✔ Maintain plumbing, heating, and electrical systems in working order.
✔ Ensure gas and electrical safety with regular inspections.
✔ Fix damp and mould issues if they are due to structural problems.
✔ Repair common areas (for flats and HMOs).
Landlords cannot avoid these responsibilities, even if the tenancy agreement says otherwise.
Steps to Take If Your Landlord Refuses to Do Repairs
1. Report the Repair Issue in Writing
- Send an email or letter clearly describing the problem.
- Include photos, videos, or reports as evidence.
- Request a reasonable deadline for the repairs to be completed.
2. Follow Up If There’s No Response
- If your landlord does not reply, send a second written request.
- Keep copies of all communication as proof.
3. Contact the Local Council
- If your landlord still refuses to act, contact your local council’s Environmental Health Department.
- They can inspect the property and issue an Improvement Notice, legally forcing the landlord to carry out repairs.
- If the property is unsafe, the council can take legal action against the landlord.
Find your local council here: Gov.uk Local Council Finder
4. Use Rent Repayment Orders (RROs)
- If your landlord ignores an Improvement Notice, you may be able to claim up to 12 months’ rent back through a Rent Repayment Order.
5. Get the Repairs Done & Deduct Costs (Only in Some Cases)
- In serious cases, tenants may arrange the repair themselves and deduct the cost from rent.
- Important: Only do this after getting legal advice, as it may breach your tenancy agreement.
6. Take Legal Action Against Your Landlord
- If your landlord continues to ignore repair requests, you may be able to:
✔ Complain to a tenancy deposit scheme (if your deposit is held in one).
✔ Take your landlord to court for breaching their legal duties.
✔ Report them to the Housing Ombudsman (if renting through an agent).
Can a Landlord Evict You for Asking for Repairs?
✔ No – This is Illegal Retaliatory Eviction.
✔ If you have an Assured Shorthold Tenancy (AST) and reported repairs to the council, the landlord cannot issue a Section 21 eviction for six months.
If you believe you’re being unfairly evicted, seek help from:
- Shelter UK (www.shelter.org.uk)
- Citizens Advice (www.citizensadvice.org.uk)
Conclusion
If your private landlord refuses to carry out repairs, you have legal rights to demand action. Start by reporting the issue in writing, escalate to your local council if necessary, and consider legal action if the landlord still ignores their obligations.
Need advice on rental issues? Contact Fraser Bond for expert property guidance.
