What to do when a landlord does not repair your home

Katerina Galkina · EN · 07/10/2026

Identify the problem and its urgency

For private rented housing in England, a landlord is responsible for matters including the building's structure, heating and hot water, electrical wiring, principal sanitary installations and relevant services. Damage caused by you or your visitors may be your responsibility. Start with the GOV.UK repairs responsibilities ↗.

Do not wait for an ordinary email response where there is immediate danger: use the property's emergency contact and the appropriate emergency service. Follow up in writing. Scotland, Wales and Northern Ireland have different procedures and housing rules; social landlords may also have additional duties.

Make a report that leaves a record

Describe the fault, address, discovery date and consequences. Attach photographs or video and explain when access is possible. Ask for acknowledgement, a named contact and expected inspection and repair dates. Send updates if the condition deteriorates rather than relying on the original report alone.

Keep a log of reports, promises, visits, cancellations and completed work. Retain receipts for justified additional expenses and pictures of damaged belongings. Tell the landlord if health is affected and seek medical help where needed. A medical letter should not become a prerequisite for reporting unsafe housing.

If there is no response or repair

Send a further written request with a reasonable response deadline reflecting the urgency. If an agent manages the home, use its formal complaints procedure; an unresolved complaint may be suitable for its redress scheme. Shelter explains the escalation process ↗.

Contact the council's private renting team or environmental health department. Supply your log, photographs, agreement and owner details; ask for an assessment of the hazard and whether an inspection is needed. Serious risks do not require endless rounds of correspondence first. The council assesses conditions and enforcement options; it does not automatically reimburse all your expenses.

Avoid steps that create another dispute

Keep paying rent: disrepair does not create a general right to withhold it. Do not commission work and deduct the bill from rent without an agreed written arrangement or legal advice. This can create disputes about arrears and workmanship. Allow reasonable access for repairs and safety checks.

For English APTs, new section 21 notices were abolished from 1 May 2026. Other lawful possession grounds and proceedings already started under transitional rules still require consideration. See the current reforms ↗. Court orders for repairs or compensation depend on the circumstances and evidence. Discuss these with a housing adviser if administrative escalation fails.