Landlord Refusing Repairs — What Are My Rights as a Tenant?
Your landlord has a legal duty to keep your home in repair. If they are ignoring your complaints, delaying inspections, or refusing to carry out necessary work, you are not powerless. Here is what the law says and what you can do about it.
Your Landlord's Legal Obligations
Two key pieces of legislation protect tenants in England:
- Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the structure and exterior of the property in repair, and to maintain the installations for water, gas, electricity, heating, and sanitation.
- The Homes (Fitness for Human Habitation) Act 2018 (amending the Landlord and Tenant Act 1985) requires landlords to ensure the property is fit for human habitation at the start of and throughout the tenancy. This covers issues like damp, ventilation, drainage, and freedom from hazards.
These obligations apply to most residential tenancies. Your landlord cannot contract out of them, and it does not matter whether your tenancy agreement says something different.
Have You Reported the Problem Properly?
Your landlord's obligation to repair begins when they have notice of the problem. If you have only mentioned the issue verbally or in passing, put it in writing — by email or letter — so there is a clear, dated record.
Include a description of the problem, which rooms are affected, when you first noticed it, and any impact on you and your family. Keep a copy of everything you send.
What to Do If Your Landlord Ignores You
1. Send a Follow-Up in Writing
If your landlord has not responded to your initial report within a reasonable time, send a follow-up. Reference your original report and note how much time has passed. State that you expect a response within a specific timeframe (seven days is reasonable for non-emergency issues).
2. Contact Your Council's Environmental Health Team
Your local council has an Environmental Health department with powers to inspect your home under the Housing Health and Safety Rating System (HHSRS). If they find a Category 1 or Category 2 hazard, they can serve an improvement notice on your landlord requiring them to carry out repairs.
This route is available to both private and social tenants and does not cost anything.
3. Use Your Landlord's Complaints Procedure (Social Tenants)
If your landlord is a council or housing association, go through their formal complaints procedure. Exhaust both stages of the complaint. If you are still not satisfied, you can escalate to the Housing Ombudsman, who has the power to investigate and order remedies including compensation and repairs.
4. Speak to a Housing Disrepair Solicitor
If your landlord has had reasonable notice and still has not acted, you may have grounds for a formal housing disrepair claim. A solicitor will:
- Send a Letter of Claim under the Pre-Action Protocol for Housing Conditions Claims
- Arrange an independent surveyor to inspect your home and prepare a report
- Pursue compensation for the period you have lived with the disrepair
- Ensure the repair works are carried out as part of the resolution
Can My Landlord Evict Me for Complaining?
Many tenants worry about retaliation. Under the Renters' Rights Act 2025, Section 21 "no-fault" eviction notices have been abolished for assured tenancies in England. Your landlord cannot evict you simply for requesting repairs or making a complaint. If you receive a notice to leave after raising a repair issue, seek legal advice immediately.
What Not to Do
- Do not stop paying rent without legal advice. Even if your home is in serious disrepair, rent arrears can give your landlord grounds for possession proceedings.
- Do not block your landlord from inspecting the property. They are entitled to give reasonable notice (usually 24 hours) and access for repairs. Refusing access undermines your position.
- Do not carry out major repairs yourself and deduct the cost from rent without following the correct legal process.
Get Help Now
If you are a tenant in Greater Manchester and your landlord is refusing to carry out repairs, we can help. Our housing disrepair solicitors work on a No Win No Fee basis — you pay nothing unless your claim is successful. Use our free claim calculator or start your claim today.
Need help with your housing disrepair?
If you're a tenant in Greater Manchester dealing with any of the issues discussed in this article, you may be entitled to compensation. Our solicitors work on a No Win No Fee basis.