If there are repairs that need doing the first thing to do is check if this is something your landlord must fix. Mosty Landlords are responsible for the basic structure of the building, heating, plumbing etc - see our page on what the landlord must do for more information. 

Anything else, such as decorating, or repairing furniture and appliances depends on your contract. 

This can also differ if you live with your Landlord.

How do I get repairs done?

If the landlord is responsible for repairs, then the first thing to do is contact them. Many agents will have a reporting form, or a contact email for repairs.  Explain what needs sorting out and send any evidence, such as photos. Keep copies of any evidence in case you have to take further action.

If you do not get a response within a reasonable time, chase this up and ask for a timescale.

How long should I wait for repairs to be done?

Sometimes it may not be possible to fix things immediately, but these are guidelines for response times to repairs

Emergency Repairs - Initial response from the landlord within 24 hours

This is any repairs that could be a risk to your health and safety or impact your immediate safe access to your house. Examples are carbon monoxide poisoning concerns, fire alarms not working, flooding, insecure external doors or windows. 

If you are concerned for your safety, you may need to leave the property and stay elsewhere, such as a friend's or in a hotel. 

Urgent Repairs - an initial response and inspection within 5 days.

This would cover anything that affects your day to day use of the house and affect the comfort or convenience. For example: toilets/showers not working properly, leaking roofs, minor mice infestation, problems with heating (unless in the middle of very cold weather then this may be more of an emergency where alternative heating should be provided). 

Non Urgent Day To Day Repairs - within 28 days

These would be repairs that are affecting the standard of the property but not having an immediate detrimental impact on the household e.g. leaking gutters, broken furniture.

It is important to be realistic about repair times.  If there is damage to a roof in a storm, for example, full repairs may need to wait until the weather is safe for this to take place.  If your boiler is broken beyond repair a replacement may take a few days. 

However, Landlord's should make the property safe, and provide alternatives (such as portable heaters, water boiler) and cover costs you have if you cannot remain in the house.  It is rare for things to fail totally if they have been serviced and maintained.

If your landlord does not do the repairs

If you landlord does not do repairs there are various things you can do

Getting the work done yourself

You may be able to "get the work done in default". This means that you arrange the repairs and charge the landlord. In some cases, this is a defence against action for rent arrears if you withhold the rent to pay for them.  This is legally very complex and it is best to get advice. This also involves you paying money initially which may not always be easy to get back.

Involve the council

If the Landlord will not do essential and serious repairs the Council may be able to take action. You can find out how to contact them at https://www.leeds.gov.uk/housing/help-for-private-tenants. 

They may be able to write to the landlord and ask them to do repairs, and in serious cases may be able to take enforcement action.

Make a complaint

If the landlord is a Unipol Code Landlord, you can make a complaint to Unipol, and they can work with the Landlord to ensure work is done.  They cannot enforce non-compliance, but in serious cases the Landlord may be removed from the Code.

If there are problems with your Letting Agent, such as not reporting repairs to the Landlord, refusing to provide Landlord's details you may be able to make a complaint to the relevent Letting Agent redress scheme - https://england.shelter.org.uk/housing_advice/private_renting/letting_agent_redress_schemes - however, repairs are almost always the landlord's responsibility, and so the scheme is unlikely to be able to cover complaints directly about repairs not getting done.

Go to Court

In serious cases you may be able to go to court to ask the court to order the Landlord to do the repairs.  This is complex and should not be done without seeking advice.

Common Questions

Can I withhold rent if repairs are not done?

The only time you can withhold rent is if you have paid to get statutory repairs done. The landlord may still take legal action to recover these, but this gives you a legal defence against the claim.  There are specific steps you need to take, and you should always speak to an adviser before withholding rent.

Can I get Compensation if repairs are not done?

If you are without essential services, or unable to use a room due to disrepair you can claim compensation from the Landlord. We have more information about that here.

Can I move out?

You cannot leave a contract just because of disrepair.  If the property is totally destroyed (for example in a fire) the landlord must allow you to leave if they cannot give you alternative accommodation but this is about the only time.

It will depend on the problems and what your contract says. For a property to be classed as unfit to live in it has to be dangerous to your health which could include consistent problems such as:

• No running water
• No electricity
• Insecure for safety
• Serious disrepair such as risk of collapse

In these instances, before you move out, try and get independent advice and a visit from Environmental Health, or the landlord could still expect you to pay rent. You can contact LUU Advice to refer you to Environmental Health or you can contact them directly here.

The list of issues which could make a property unfit to live in has increased for tenancies signed after 1 June 2019. However, the issue still needs to be serious. If your property has any of these issues it still may not be possible to move out, but it will be easier to take your own action to get problems fixed without using the Environmental Health services.

Don’t move out and sign a new contract without getting advice first or you could end up liable for two rents.