Your Right to a Safe, Well-Maintained Home

If you rent your home in the UK, you have a legal right to live somewhere kept in good repair. Under the Landlord and Tenant Act 1985, and equivalent rules in Scotland and Northern Ireland, your landlord is responsible for the structure and exterior of the property, plus the installations for water, gas, electricity, heating and sanitation. That duty is not optional and cannot be signed away in a tenancy agreement.

So when something breaks — a leaking roof, a dead boiler, mould creeping across a bedroom wall — it is baffling when nothing happens. Here is exactly what to do when repairs are delayed, from the first email to the formal routes that actually get results.

Step One: Report the Repair in Writing

However tempting a quick text may be, always put repair requests in writing. A dated record shows what you reported and when, which matters enormously if the dispute escalates.

• Use email where possible. If your landlord only takes calls, follow up with a text or email confirming what was said.
• Be specific. "The boiler stopped working on 3 March and there is no hot water or heating" is far more useful than "the boiler is broken."
• Include photos and dates. A damp patch photographed weekly tells a story a single image cannot.
• State what you need and by when. A line such as "please confirm within seven days when this can be arranged" sets a clear expectation.
• Copy in the letting agent as well as the landlord, so neither can claim the message went astray.

How Long Should Repairs Take?

There is no single legal deadline for every repair, but the law expects action within a "reasonable" time — and what counts as reasonable depends on how serious the problem is.

• Emergencies — no heating or hot water in winter, a gas leak, flooding or anything unsafe — should be dealt with the same day or within 24 hours.
• Urgent repairs — a broken shower, a faulty front door lock, a contained leak — usually within a few days to a week.
• Routine repairs — a dripping tap, a cracked tile, a faulty extractor fan — often within a few weeks.

If your landlord drags their feet on something serious, keep a written timeline of every call, email and missed appointment. That log will do more for you than frustration.

When Your Landlord Fails to Act

Once you have given your landlord a reasonable chance and nothing has changed, escalate — but do it in stages and keep the tone factual rather than furious.

• Send a formal complaint letter. Set out the problem, the date you first reported it, the effect it is having on you, and the action you want. Give a clear deadline, often 14 days.
• Keep proof of sending, whether that is a read receipt or a photo of a signed-for envelope.
• Contact your local council's environmental health team. They can inspect the property, serve improvement notices and, in serious cases, arrange the repairs and bill the landlord.
• Check whether a redress scheme applies. Most letting agents in England belong to a government-approved scheme, and some landlords do too. Complaining through it is free and can produce a binding outcome.

In Scotland, the local authority has similar powers and landlords must be registered. In Wales, Rent Smart Wales registers landlords and can take action. The route varies, but the principle — bring in an official body — stays the same.

Can You Withhold Rent or Arrange Repairs Yourself?

This is where well-meaning advice can land you in trouble. Withholding rent is almost never a good idea, even when your landlord is clearly at fault. It puts you in breach of your tenancy, can lead to eviction proceedings and weakens any later court claim.

There are two safer exceptions:

• The "self-help" route under Section 11 of the Landlord and Tenant Act 1985. In limited circumstances you can arrange a repair and deduct the cost from future rent — but only if you follow the strict notice procedure, keep costs reasonable, and the works genuinely fall within the landlord's repairing duty. Get advice first.
• County court action or a damages claim. If disrepair has caused you loss — damaged belongings, health problems or loss of use of part of the home — you may be able to claim compensation. Housing charities and law centres advise on this, often free of charge.

Whatever route you take, keep paying your rent. Non-payment weakens your case and hands your landlord an easy counter-argument.

Protecting Yourself While You Wait

Delays are exhausting, especially when the problem makes your home cold, damp or unsafe. A few practical steps can make the wait easier and strengthen your position.

• Keep everything in writing and back up emails and photos to a personal account, not just your phone.
• Stay warm and safe. Use temporary measures where you can, and note any costs you incur.
• Ask for a written update if work is postponed. A new date in writing beats a vague promise.
• Seek free advice early. Citizens Advice, Shelter and local law centres can review your case and tell you whether you have grounds for a formal complaint or claim.

Most landlords fix problems promptly. When they do not, knowing the steps — report in writing, allow a reasonable time, escalate formally and never withhold rent — puts you in the strongest position to get your home back into good repair.