What Can You Do If Your Landlord Still Won’t Fix Repairs?
If you have reported a repair, followed it up and waited for action but the problem is still there, you may be unsure what to do next.
The correct next step can depend on the type of landlord you rent from, where you live and what has already happened.
Do not assume that repeatedly reporting the same repair is your only option.
There may be complaint, escalation or legal routes available depending on your circumstances.
Before You Take the Next Step, Check Your Repair Record
Take a few minutes to put the history of the repair in date order.
Check whether you have:
1. Reported the Repair
Make sure your landlord has been told about the problem.
Keep any repair references, emails, messages or screenshots showing when the repair was reported.
2. Followed the Problem Up
Keep a note of important follow-up calls, emails and messages.
If you were given a repair timescale, record what you were told.
3. Kept Evidence
Keep photographs, videos and records showing the condition of the property and whether the problem has changed.
4. Recorded Appointments and Visits
Make a note of contractor visits, missed appointments and cancelled appointments.
5. Made a Formal Complaint Where Appropriate
If the repair has been repeatedly delayed or ignored, consider whether you have used your landlord’s formal complaints procedure.
A clear repair history can make it much easier to understand what should happen next.
If You Are a Council or Housing Association Tenant in England
If you are a social housing resident in England and remain unhappy with your landlord’s response, you may be able to escalate the complaint through your landlord’s two-stage complaints procedure.
If the matter remains unresolved after the landlord’s complaints process, the Housing Ombudsman Service can consider complaints about property condition, repairs and complaint handling involving landlords within its scheme.
The Housing Ombudsman can make orders intended to put things right, including orders relating to repairs, surveys, apologies and compensation where appropriate.
Keep your landlord’s stage 1 and stage 2 complaint responses.
If You Are a Private Tenant in England
Private landlords have legal responsibilities for certain repairs, including the structure and exterior of the property, heating and hot water, electrical wiring and specified sanitary installations.
If serious repair or safety problems remain unresolved, your local council may have enforcement powers. Where a council identifies a category 1 hazard, official government guidance says it must take action and may require repairs or improvements.
Depending on the circumstances, independent legal advice may also be appropriate.
Do not simply stop paying your rent because repairs have not been completed. Get appropriate advice before taking action that could create rent arrears or affect your tenancy.
What If You Live in Wales?
The housing and complaint framework is different in Wales.
If you are a council or housing association tenant, Welsh Government guidance says you should first raise the problem with your landlord and then use its formal complaints procedure.
If you remain unhappy, you may be able to ask the Public Services Ombudsman for Wales to consider the complaint.
For private tenants in Wales, Rent Smart Wales repair guidance says tenants unhappy with a landlord’s response after 14 days can contact Rent Smart Wales or their local environmental health team; enforcement action may be available where repairs or improvements are required.
Because the rules and routes can differ between England and Wales, check which guidance applies to your home before taking the next step.
Could Legal Action Be an Option?
In some cases, unresolved housing conditions may lead a tenant to seek legal advice.
For homes in England, the Pre-Action Protocol for Housing Conditions Claims applies to residential property and is intended for cases where the landlord knows about poor housing conditions but matters remain unresolved.
Legal action is not automatically the correct next step for every delayed repair.
The history of the repair, the landlord’s knowledge of the problem, the condition of the property and the action already taken can all be relevant.
If you are unsure, ask for advice about your individual circumstances before deciding what to do next.
You Do Not Have to Guess Your Next Step
If your landlord is still not fixing repairs, it can be difficult to know whether you should complain again, escalate the complaint or ask for legal help.
Housing Disrepair Advice can help you explain what has happened and understand what next steps may be available.
Tell us what is happening in your home. We will help you understand where you may be able to go from here.