What To Do If Your Landlord Won’t Make Repairs (September 2026)

If your landlord won’t make repairs, you have clear legal rights in England and Wales. Our team’s complete guide walks you through the exact steps UK students and private renters can take – from writing the first repair request, through council enforcement, to county court action.

This guide is written for 2026 and reflects the current law, including the Homes (Fitness for Human Habitation) Act 2018, Section 11 of the Landlord and Tenant Act 1985, and the Housing Act 2004. We’ve broken down the process so you can act today, not next term.

Quick Summary: 6 Steps to Take Right Now

If you only have a minute, here are the six steps in order, all explained in detail below:

1. Report the problem in writing to your landlord or letting agent, even if you’ve already told them in person.
2. Gather and keep evidence – photos with timestamps, dated messages, receipts, and a clear timeline of what was reported.
3. Send a formal Letter of Claim giving your landlord 20 working days to fix the issue or respond with a plan.
4. Complain to your local council’s environmental health team if the repair is a serious hazard, or after 20 working days with no action.
5. Withhold rent only as a last resort, after taking legal advice, and only if the property is genuinely unfit or unsafe.
6. Take legal action through the county court (Form N1) or the First-tier Tribunal (Property Chamber) for an order to repair plus compensation.

Now let’s walk through each step in detail.

What the Law Says: Your Landlord’s Repair Duties in England and Wales

Your landlord is legally required to keep your home in repair. Two pieces of primary legislation cover almost every private tenancy in England and Wales.

First, Section 11 of the Landlord and Tenant Act 1985 places a duty on landlords to keep in repair the structure and exterior of the dwelling, plus installations for sanitation, heating, and water supply. This is a baseline obligation – it applies whether or not your tenancy agreement says so.

Second, the Homes (Fitness for Human Habitation) Act 2018 requires landlords to ensure the property is “fit for human habitation” at the start of, and throughout, the tenancy. It covers damp and mould, asbestos, unsafe water, inadequate ventilation, and similar hazards.

Landlords must carry out repairs “within a reasonable time”. There is no single statutory deadline for every issue, but government guidance and case law treat roughly 20 working days as the upper limit for non-urgent repairs – and far less for urgent hazards.

Urgent repairs include:

• Gas leaks and boiler breakdowns that cut off heating or hot water in winter
• Severe leaks, flooding, and water damage
• Electrical faults that pose a fire or shock risk
• Broken locks or external doors that compromise security
• Blocked or broken toilet facilities (where there’s only one in the property)
• Damp and mould that is affecting your health

If any of these apply, skip ahead to Step 4 – call the environmental health team the same day.

Step 1: Report the Problem in Writing

Always report repairs in writing, even if you’ve already mentioned them verbally. A written record is the foundation of every later step.

Send your report by email, recorded delivery post, or a message on the letting agent’s online portal. If you speak to your landlord in person or by phone, follow up with a short message confirming what was said: “Just to confirm our call at 3pm today, you will inspect the leaking radiator on Friday at 10am.”

Your first report should include:

• The exact problem and the date you noticed it
• Your name, address, and contact details
• Why you consider it the landlord’s responsibility (cite Section 11 LTA 1985 if helpful)
• What you would like to happen – an inspection, a quote, a date for repair
• A reasonable deadline, such as “within 14 days”
• A polite statement of next steps if not resolved, for example council involvement

Keep your tone factual and courteous. Save a copy of every message and note the date and time sent.

Step 2: Gather and Keep Evidence

Evidence turns a complaint into a case. Build your file from day one, before any disagreement escalates.

Useful evidence includes:

• Dated photos and short videos of the problem, including a wide shot and a close-up, with the date stamp visible
• Screenshots of every message, email, and WhatsApp exchange
• Receipts for any related costs (e.g. a dehumidifier you bought for damp)
• Copies of your tenancy agreement, deposit protection certificate, and any previous repair reports
• A short timeline you keep updating – one or two lines per entry

Send yourself dated emails summarising calls with your landlord or letting agent, so the timeline is in writing. If you arrange a joint inspection, photograph the contractor’s notes and send a follow-up message confirming what was agreed.

Forum users on r/TenantsInTheUK consistently say that well-organised evidence is what tips the scales in council and tribunal disputes.

Step 3: Send a Formal Letter of Claim

If the first written report hasn’t produced action within a reasonable time – usually around 14 days for non-urgent repairs – the next move is a formal Letter of Claim. This is the document the court expects you to have sent before you issue a claim.

Your letter should set out:

• The factual background: when you reported the problem, what was said, what was done
• Which legal duty has been breached (Section 11 LTA 1985, the Fitness Act, the Housing Act 2004)
• What you want the landlord to do, with a clear deadline
• A statement that you intend to apply to court or the tribunal if they don’t respond
• A deadline of 20 working days from the date of the letter

Send the letter by recorded delivery and keep the certificate of posting. Shelter publishes free, editable letter templates at england.shelter.org.uk that you can adapt. The Citizens Advice website also has a Letter Before Claim template you can use.

Once your landlord has the Letter of Claim, the 20-working-day clock starts. If they ignore it or refuse, you’ve completed the “pre-action protocol” that the county court expects before you sue.

Step 4: Complain to Your Local Council’s Environmental Health Team

If your landlord still won’t act – or the repair is so serious that waiting weeks isn’t safe – escalate to your local council’s environmental health team. This is one of the most powerful steps a UK tenant can take.

Council environmental health officers can:

• Visit the property and inspect it under the Housing Act 2004
• Use the Housing Health and Safety Rating System (HHSRS) to identify hazards
• Issue informal advice to your landlord
• Issue a Hazard Awareness Notice requiring action
• Issue an Improvement Notice with a clear deadline and a power to fine non-compliance
• Take prosecution in the worst cases

To start, search “[your council name] report a private landlord” or use the gov.uk “Find your council” page to get the right form. Describe the problem, attach your evidence, and ask for an HHSRS inspection. Most councils respond within a few weeks – faster if there is an immediate health risk.

Forum users on r/LegalAdviceUK routinely describe council notices forcing landlords to act within days. Even an inspection visit, with no notice yet issued, is often enough to unlock action.

Step 5: Withhold Rent Only as a Last Resort

Withholding rent is risky in England and Wales. It is not a formal legal remedy – it is a commercial pressure tactic. Used carelessly, it can leave you open to eviction or to a county court possession claim.

The general rule is that rent is still due even when repairs are outstanding. Courts have, in some cases, allowed rent reduction as a remedy after a successful disrepair claim, but they expect the rent to have been paid in the meantime unless the property was genuinely uninhabitable.

Before withholding any rent:

• Take advice from Shelter, Citizens Advice, or a solicitor
• Confirm the property is genuinely unfit – not just inconvenient
• Have a clear written record showing the landlord was given reasonable time
• Set aside the withheld amount – do not spend it – so it can be paid into court later if needed
• Be aware that withholding rent may trigger a Section 8 notice for rent arrears

If you’ve already complained to the council and received an Improvement Notice, that’s a much stronger position. But the safer route is still to keep paying rent and pursue compensation through the court, rather than withhold it unilaterally.

Step 6: Take Legal Action Through the Courts or Tribunal

If nothing else has worked, legal action is open to you. There are two main routes for tenants in England and Wales.

The county court hears disrepair claims for damages and specific performance. The standard procedure is:

• Complete Form N1 (the civil claim form) – available from GOV.UK and HMCTS
• Pay the court fee, which can be waived on a low income using the Help with Fees form (EX160)
• Attach a copy of your Letter of Claim and your evidence bundle
• Send the form to your local county court, which will serve it on your landlord
• Attend the hearing – most small disrepair claims are decided on the papers

The First-tier Tribunal (Property Chamber) handles specific housing disputes. For most private tenants it deals with rent repayment orders, leasehold issues, and complaints about letting agents. It is faster and cheaper than the county court, but the remedies are more limited.

Compensation in disrepair cases is typically made up of:

• General damages for inconvenience and discomfort
• Special damages for specific costs (replacement bedding ruined by mould, damaged belongings)
• Rent reduction reflecting the period the property was unfit
• In serious cases, aggravated or exemplary damages

You do not need a solicitor to issue a small disrepair claim. Citizens Advice and the Free Representation Unit can help you prepare. If your case is strong and your evidence organised, many landlords settle before the hearing.

Student Renters: Repair Issues You Might Face

Students hit a specific set of problems that general guides often miss. If you’re in any of these situations, here’s what to factor in.

Shared houses and HMOs

If you rent a room in a shared student house, the property is almost certainly an HMO (House in Multiple Occupation). That means the landlord needs a licence from the council – and many councils run proactive HMO inspection teams that can step in faster than for a single-occupancy flat.

One tenant reporting repairs can improve things for everyone, but joint tenancies also mean joint liability for rent. Sort out who is the lead tenant for repair correspondence early, and copy everyone in.

Purpose-built student accommodation (PBSA)

If you’re in a private PBSA block, your contract is usually with the operator, not a traditional landlord. The operator still owes fitness and repair duties under the same Acts, but your day-to-day route is through the on-site management team, then the operator’s head office, then – if needed – the council and the property redress scheme they’re registered with.

University halls of residence

University-owned halls sit outside most private tenancy law. Your route is the halls manager, then the university’s complaints process, then the Office of the Independent Adjudicator (OAI) if it’s a university in England or Wales.

Guarantor pressure

Guarantors typically guarantee rent, not behaviour. They are not normally liable for repair disputes – but landlords sometimes use guarantor pressure to discourage complaints. Remind your guarantor, in writing, that they are only on the hook for rent arrears, not for legal disputes with the landlord.

Deposit deductions for pre-existing damage

At the end of the tenancy, the landlord may try to deduct from your deposit for damage they had not repaired during the year – blaming “wear and tear” or “tenant damage”. Your evidence file is your protection here. Submit your timeline and photos to the tenancy deposit scheme’s free dispute resolution service within the deadline set by your scheme (TDS, DPS, or MyDeposits). The adjudicator will decide based on the documents you send.

Awaab’s Law (in force from September 2026 for social landlords and rolling out to private landlords) brings tighter deadlines on damp and mould, especially relevant for student housing.

Where to Get Free, Expert Help

You don’t need to handle this alone. The following organisations offer free advice and templates:

• Shelter England – advice line, letter templates, and a step-by-step guide to disrepair
• Citizens Advice – local bureaux that review your case and can help with court forms
• Your students’ union advice service – free, confidential, and staffed by people who know student contracts
• GOV.UK private renting pages – official guidance on repairs, complaints, and court forms
• Housing Ombudsman – for housing association and some PBSA complaints
• The Dispute Service (TDS) – free deposit dispute resolution

If your landlord belongs to a letting agency, the agency should be a member of a government-approved property redress scheme such as The Property Ombudsman or Property Redress. You can complain to the scheme if the agency ignores repair reports.

Frequently Asked Questions

What to Do Next

If you are reading this because your landlord won’t make repairs today, the single most useful thing you can do right now is write everything down – the problem, the dates, who you told, and what they said. That timeline is the spine of your case.

Then work through the six steps in order: written report, evidence file, Letter of Claim, council complaint, and only as a last resort the more serious remedies – withholding rent and court action. For students, factor in your deposit protection scheme, your guarantor position, and the difference between private PBSA, university halls, and a shared HMO house.

If you are unsure where to start, contact your students’ union advice service or Shelter’s advice line. Free, confidential help is available, and you do not need to navigate this on your own. Knowing what to do if your landlord won’t make repairs – and acting on it – is the strongest protection you, your deposit, and your health can have.