My Landlord Isn’t Carrying Out Repairs, What Can I Do?
A repair that remains outstanding for weeks or months can gradually change how you live.
A repair that remains outstanding for weeks or months can gradually change how you live.
You may stop using a room, put buckets under a leak, avoid a broken socket, shower elsewhere, repeatedly take time off for appointments that do not happen or spend your own money trying to make the problem manageable.
At that point, the repair history matters almost as much as the original defect.
Start with the landlord’s actual repair responsibility
In England, landlords are generally responsible for the structure and exterior and for installations including water, sanitation, heating, hot water, gas and electrical wiring.
The tenancy agreement may contain additional responsibilities.
Not every cosmetic defect creates the same legal obligation, so identify what is wrong, what part of the home it affects and why you believe it falls within the landlord’s responsibility.
Notice can become a crucial fact
Keep evidence showing when the landlord became aware.
A repair reference, email, text, online portal entry or inspection note can establish a timeline.
If you reported the same problem several times, preserve each report. A case in which a landlord learned about a defect yesterday is different from one in which the household has been reporting it for eight months.
Record failed repairs as well as missing repairs
A contractor attending does not necessarily mean the problem was resolved.
Record whether work was temporary, incomplete or unsuccessful. Photograph recurrence. Note if the contractor said a larger job was required or if an appointment was cancelled.
This can distinguish a genuine completed repair from a history of repeated patching.
Use the complaints and enforcement routes available to you
If ordinary reporting has failed, use the landlord’s formal complaints process.
Private tenants can ask the local council to consider conditions that may present housing hazards. Social tenants may also have access to the Housing Ombudsman and, for hazards within scope, Awaab’s Law.
A complaint is not the same as a compensation claim. It may nevertheless create an important record of what the landlord knew and how it responded.
Think about the loss of normal use
The effect of disrepair is not confined to the cost of replacing a broken component.
Has a bedroom become unusable? Is water entering the living room? Can you safely cook, wash or heat the home? Are children sleeping somewhere else? Have you stopped inviting family over?
The Housing Conditions Pre-Action Protocol specifically expects the effect of defects on the tenant and family to be described.
Keep evidence of real financial losses
Housing problems can create secondary costs: additional electricity, damaged possessions, cleaning, travel, temporary accommodation or time away from work.
Keep receipts and reasonable records where those costs genuinely arise.
The protocol contains a specific mechanism for recording special damages. That is a useful reminder that the financial consequences of disrepair can matter, but it does not mean every expense will necessarily be legally recoverable.
When might legal advice become relevant?
If serious conditions remain unresolved after the landlord has been told, independent housing-law advice can help establish whether the issue has moved beyond a repair request.
The Housing Conditions Pre-Action Protocol exists specifically for unresolved poor housing conditions. Its aims include securing remedial works and compensation where legally due.
A solicitor can assess responsibility, notice, evidence, loss and any health consequences. MH360 does not determine whether an individual has a claim.
Last reviewed
6 September 2026
Important informationThis guide provides general information only and does not constitute legal, medical or other professional advice. Housing rights and legal remedies depend on the type of tenancy, landlord, location, the condition of the property and individual circumstances. Check current official guidance and consider advice from an appropriately qualified housing adviser, healthcare professional or legal professional where needed.