What Can I Do if My Landlord Isn't Fixing Repairs I've Reported?

Whether it's a broken boiler, persistent damp, unsafe electrics or a leaking roof, you don't have to put up with it indefinitely. In our latest blog, we'll explain what you can do, who to contact, and how recent reforms like the Renters' Rights Bill aim to strengthen tenant protections further.

Landlord Responsibilities: What They Must Repair

Your landlord is legally responsible for maintaining key parts of the property. This includes:

• Structural issues - such as walls, roofs, windows and external doors
• Plumbing and sanitation - including sinks, baths, toilets and drains
• Heating and hot water systems
• Electrical wiring and safety
• Gas appliances and ventilation
• Fire safety equipment - such as smoke alarms and carbon monoxide detectors

These responsibilities apply whether you're in a private tenancy, social housing or a letting agency-managed home. Your tenancy agreement cannot override statutory repair duties.

Step-by-Step: What to Do if Repairs Aren't Being Done

1. Report the Problem in Writing

Always report issues in writing - email is best. Clearly describe the problem, when it started, and any steps you've taken (like temporary fixes). This creates a time-stamped record and ensures there's no confusion later. Tenants of Farrell Heyworth managed properties can report maintenance issues 24 hours a day, 7 days a week using our online service here

2. Give a Reasonable Deadline

Allow a reasonable timeframe for non-urgent repairs - usually 14 days. Landlords are expected to act much faster if it's an emergency (like no heating in winter or a burst pipe).

3. Follow Up If Nothing Happens

If the landlord doesn't respond or fix the issue, send a follow-up email referencing your original report and stating that it is overdue. Include photos if relevant.If you are the tenant of a Farrell Heyworth managed property, we'll take care of the repiars on your landlords behalf, so stay in touch with our team.

4. Contact Your Local Council

If the problem continues and you have not received any communication from your landlord or lettings agent, you could consider contacting your local council's environmental health team. They can inspect the property and issue an improvement notice if the landlord breaches housing health standards.

5. Avoid Withholding Rent - It Can Backfire

While it might feel justified, withholding rent without legal advice can put you in breach of contract. Instead, explore other legal routes or get support from housing advisers.

Your Rights Under the Renters Reform Bill

The UK government is progressing the Renters Reform Bill, which is set to modernise and strengthen tenant protections. Among the proposals are:

• Abolishing Section 21 'no fault' evictions - giving renters more security
• Standardising tenancy types under a single system
• Establishing a Private Renters' Ombudsman to handle disputes
• Improving enforcement powers for local councils
• Introducing a Decent Homes Standard to the private sector

Once implemented, these reforms should make it easier to hold negligent landlords accountable and prevent retaliation for reporting repairs.

When Can You Take Legal Action?

If your landlord fails to act even after council involvement, you may have legal grounds to escalate:

• Apply for a rent repayment order (RRO) if the property is unsafe
• Make a claim through the courts under the Homes (Fitness for Human Habitation) Act 2018
• Claim compensation for distress, damage to belongings, or personal injury if applicable

Legal action should be a last resort, but it can be an effective way to force repairs or recover losses caused by the landlord's neglect.

How to Prevent Issues in the First Place

• Keep written records of all communications from day one
• Take date-stamped photos when you move in - especially of any defects
• Read your tenancy agreement thoroughly - understand your obligations too
• Use a reputable letting agent or landlord when possible

Support and Advice Services

• Shelter - Free housing advice and legal support
• Citizens Advice - Guidance on tenant rights and complaints
• Gov.uk - Private renting overview

Know Your Rights and Use Them

Every tenant deserves a safe and comfortable place to live. If your landlord is ignoring repairs, don't suffer in silence. You have options - from formal reporting to legal recourse. As new reforms reshape the private rental sector, tenants gain stronger tools to challenge poor housing standards and fight against unfair treatment. A reputable lettings agent is your best ally, Farrell Heyworth work hand in hand with our landlords to ensure they meet their responsibilities and provide quality homes.