Disruption and poor work
This content applies to England only.
Housing laws vary between England and Scotland. Get advice relating to Scotland
This section looks at problems which that arise while repairs are being carried out to your council or housing association home, and explains what you can do if the repairs are disruptive.
What if the repairs are really disruptive?
If your home needs serious repairs and this is very disruptive, for example, if you can't use all the rooms in the home, you may be entitled to claim a reduction on your rent, called a 'rent abatement'. You can do this while the repairs are being carried out, or after the repair work has been done.
How much rent abatement can I claim?
The amount you can get will depend on how much of the property you can use. For example, if you can only use half the property while the repairs are being carried out, you should get a 50 per cent reduction of your rent.
However, you can't claim a rent abatement if you rent from the council and are claiming housing benefit.
What if my landlord won't give me an abatement?
If your landlord refuses to give you a rent abatement, talk to an adviser at a Shelter advice centre or Citizens Advice. Use our directory to find an adviser in your area.
An adviser can explain your rights, and look into whether you can take your landlord to court. Don't withhold your rent - you could lose your home if you do so.
Can workmen use my electricity and gas?
Inevitably, the landlord's workers will have to use your electricity, gas and other services during repair works. If you think the amount they use is excessive or if it continues for a long time, speak to your landlord and see if you can arrange for them to make a contribution towards your utility bills.
Can I claim compensation?
If you are a council tenant, you may be able to claim a small amount of compensation through the right to repair scheme.
Alternatively, you may be able to take your landlord to court if the repairs affect your quality of life. This might be the case if the repairs are:
- making you ill
- causing major inconvenience or stress
- damaging your belongings.
What if the repairs are not done properly?
If your landlord is responsible for repairs, they also have to make sure that the work is carried out properly. This includes ensuring that:
- the work has been not been delayed unreasonably
- the work has been finished
- the work has not caused other repair problems
- internal decorations and personal belongings have not been damaged.
They are responsible for repairing any damaged plaster or wall coverings, repainting if necessary and replacing any spoilt items such as carpets.
If you're not happy with the standard of the repairs, you should:
- report any outstanding disrepair and
- complain using your landlord's formal complaints procedure.
Your landlord's complaints procedure should be explained in your tenants' handbook, or you can ask for information about it. If you are not happy with the response you receive, you could complain to the ombudsman or take them to court.
What if I have to move out?
If your landlord needs to carry out major repairs to the property, they may ask you to move out for a while.
If this happens, they will have provide you with somewhere suitable to stay while the work is going on – you should not be charged for this. They should also compensate you for any extra expenses you incur. For example, if you have to travel further to get to work from the place you are staying, you may get your extra travel costs refunded.
You will still be charged your usual rent during this time (and you can still get housing benefit, if you are entitled). You may also be entitled to a home loss payment.
If you won't move out voluntarily, your landlord may try to evict you. However, they can only do this if they can offer you suitable alternative accommodation, and you may be entitled to a home loss payment. Contact a local advice centre, Shelter advice centre or Citizens Advice if you are in this situation. Use our directory to find one.
