What to do if your landlord refuses to do repairs

If your landlord ignores your requests for repair work to be done or takes too long to start or complete the work, there are steps you can take to try to get repairs done.

Landlord responsibilities for repairs

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1. Get advice about eviction

Get advice if you're worried about being evicted over repairs.

Use Shelter's directory to find a local advice centre.

Find out more about the risk of eviction.

2. Tell your landlord that repairs are needed

Landlords are normally only responsible for repairs that they have been told about.

Use Shelter's sample letter to let your landlord know that repairs are needed and remember to give your landlord a reasonable time to start doing the repairs.

3. Contact your landlord again

If you haven't received a reply to your first request for repairs, contact your landlord again.

Use Shelter's sample letter telling the landlord about repairs still not done.

4. Gather information about repairs needed

Keep a record of the repairs and your efforts to get the landlord to sort them. Having as much information as possible helps if you need to make a complaint.

Evidence could include:

  • photographs of what needs repairing
  • copies of letters or emails you have sent to your to your landlord
  • receipts for any items you've had to buy to replace damaged items, for example clothing or furniture
  • doctors' notes, if the disrepair has been harmful to your health or the health of someone else in your household
  • other professional reports or bills if appropriate, for example if you've had to pay for pest control or get a surveyor to check for damp

5. Tell your landlord you're contacting the council

If a reasonable amount of time has passed, and your landlord is refusing to do repairs, write again to say that you'll be asking the council to check if your home is safe to live in.

Use Shelter's sample letter to ask your landlord again for repairs to be done and to say that you'll be contacting the council.

6. Ask the council for help to get repairs done

If your landlord ignores or refuses your request to carry out necessary repairs, contact your local council and explain the situation. The council should be able to offer help and advice, and can inspect the property. After this it may tell the landlord to do repairs.

Use Shelter's sample letter to tell the council about possible hazards in your home.

Find out more about asking the council for help.

Get advice if the council has told you it can't help you. Use Shelter's directory to find a local advice centre.

7. Do the repairs yourself and deduct the cost from your rent

You do not have the right to withhold the rent, even if your landlord refuses to do repairs. If you don't pay your rent, the landlord might try to evict you.

However, in certain circumstances, and if you have strong tenancy rights (for example if you are an assured or regulated tenant) it may be possible for you to arrange for the repairs to be done and then deduct the cost from your rent.

If the landlord has failed to do the repairs that they are legally required to do, and as long as you follow the correct procedure, you can do the repair yourself and deduct the cost from rent payments.

You could be evicted and still be liable for the rent if you do not follow the correct procedure.

You will be responsible for putting right any repairs that are badly carried out.

8. Ask about a reduction to your rent

You may be able to claim a discount in your rent if the work to your home has been very disruptive.

Find out more about what to expect during repair work.

9. Take legal action

It may be possible to take legal action against your landlord. The court may be able to order your landlord to:

Get legal advice about taking legal action against your landlord.

Use Shelter's directory to find a local law centre or contact Civil Legal Advice for free initial legal advice.

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