My landlord is not carrying out repairs. What should I do?

At a glance

Landlords are generally responsible for the structure and exterior and key installations such as water, sanitation, heating and hot water.
Report repair problems promptly and keep the report in writing where possible.
Keep photographs, messages, repair appointments and a simple chronology.
If a private landlord does not act, the local council's environmental health or housing team may be able to inspect serious hazards.
Different fixed timeframes apply to certain hazards in social housing under Awaab's Law.

The first question in a repair dispute is usually whether the problem is one the landlord is legally responsible for. The second is whether the landlord knew, or should have known, about it and then had a reasonable opportunity to act.

What repairs is a landlord generally responsible for?

Section 11 of the Landlord and Tenant Act 1985 imposes repairing obligations in many residential tenancies. These include keeping the structure and exterior in repair and keeping installations for water, gas, electricity, sanitation, space heating and hot water in repair and proper working order.

Separately, section 9A of the 1985 Act implies a covenant in many tenancies in England that the dwelling is fit for human habitation at the start of the tenancy and remains fit during it. Whether a particular defect amounts to a breach depends on the facts.

How should I report the repair?

Report the problem as soon as possible, particularly if it could affect health or safety. Written reporting is useful because it creates a clear record. Give enough detail to identify the defect, where it is, when it started and whether it is getting worse.

1Report it

Email, use the landlord's repair portal or send a message that can later be evidenced.

2Document it

Take dated photographs or videos and note any damage to belongings or rooms.

3Follow up

Record repair visits, cancelled appointments, temporary fixes and promises of further work.

Tenants should usually give reasonable access for inspection and repairs. GOV.UK guidance says landlords normally need at least 24 hours' notice for a visit at a reasonable time, unless there is an emergency.

What if the repairs still are not done?

If a private landlord does not carry out necessary repairs, GOV.UK guidance recommends contacting the environmental health department at the local council. The council can assess housing conditions and has enforcement powers where serious hazards or statutory nuisances are identified.

You should normally continue paying rent while a repair dispute is ongoing. Withholding rent can create separate possession or arrears issues and should not be done without specific advice.

Reported repairs but nothing has happened?

Tell us who your landlord is, what the defect is, when it was first reported and what response you have received.

Make a housing enquiry

Social landlords in England are subject to Awaab's Law. As at September 2026, the first phase requires emergency hazards to be investigated and made safe within 24 hours, and significant damp and mould hazards to be investigated within 10 working days and made safe within 5 working days after the investigation finishes. A written summary should generally be provided within 3 working days after the investigation.

Further categories of significant hazard are due to be added from 30 November 2026. Those later requirements are not yet in force at the date of this guide.

What evidence should I keep?

dated photographs and videos;
emails, texts and repair portal screenshots;
dates of telephone calls and the names of people spoken to;
inspection and repair appointment records;
copies of complaints and landlord responses;
receipts for reasonable expenses or damaged items;
medical records where health has actually been affected, if relevant.

Frequently asked questions

Can I stop paying rent until repairs are done?

GOV.UK guidance says tenants should continue paying rent while waiting for repairs. Withholding rent can create separate legal problems, so obtain specific advice before changing payments.

Does every outstanding repair amount to a legal claim?

No. Responsibility, notice, seriousness, duration, access and the landlord's response all matter. Some defects may be minor or may fall outside the landlord's obligations.

Can the council help if my private landlord ignores me?

Yes. The local council's environmental health or housing team can inspect conditions and may take action where statutory thresholds are met.

Does Awaab's Law apply to private landlords?

The current statutory Awaab's Law timeframes referred to in this guide apply to social landlords in England, not ordinary private landlords.

Official information used for this guide

See GOV.UK Private renting: Repairs, section 11 and section 9A of the Landlord and Tenant Act 1985, and current Awaab's Law guidance.

General information only, not legal advice.