How it Works
Your Landlord Is Not Doing Repairs — Here Is What to Do
Under Awaab’s Law and the Renters’ Rights Act 2025, your landlord has strict legal deadlines to carry out repairs. A verbal complaint is worthless. A written, timestamped record is everything.
Your Rights
What is your landlord legally required to repair?
Under the Landlord and Tenant Act 1985 and the Renters’ Rights Act 2025, your landlord must maintain the following — regardless of what your tenancy agreement says.
Structure & Exterior
Roof, walls, windows, doors, gutters, and drains. If the outside is failing, the inside will follow. Your landlord must maintain the building envelope.
Heating & Hot Water
Boilers, radiators, and hot water systems must be maintained and working. No heating in winter is a health hazard and an emergency under Awaab’s Law.
Gas & Electrical
All gas pipes, meters, and appliances supplied by the landlord must be safe. Electrical installations must be inspected every 5 years.
Sanitation
Toilets, baths, sinks, and drainage must be kept in working order. Blockages caused by the property’s drainage system are the landlord’s responsibility.
Damp & Mould
Where damp or mould is caused by the structure, not lifestyle, the landlord must investigate and fix it under strict Awaab’s Law timelines.
Common Areas
In shared buildings, stairs, hallways, lifts, and communal areas must be maintained safely. This is the landlord’s or freeholder’s responsibility.
Common Situations
Situations Renters Face — And What to Do
These are the most common repair scenarios our members experience. Find your situation and follow the recommended steps.
Landlord ignoring messages about repairs
You have texted or called your landlord multiple times about a broken boiler or leaking roof. They say they will sort it but never do. The problem is getting worse.
→ Stop relying on verbal communication. Send a formal written repair request letter immediately. This creates a legal record and starts the Awaab's Law repair timeline.
Landlord says the damage is your fault
Your landlord claims the mould or damage was caused by you and refuses to arrange a repair. You disagree and believe it is a structural issue.
→ Document with dated photos. Write formally requesting an independent inspection. Do not accept liability verbally. Submit a Situation Review for an assessment.
No heating or hot water in winter
Your boiler has broken and your landlord is not responding urgently. You have children or vulnerable people in the household and the property is cold.
→ This is an emergency under Awaab's Law. Send a written notice immediately. If no action within 24 hours, contact your local council's environmental health team.
Damp and mould being ignored
You have reported damp or black mould repeatedly. Your landlord dismisses it as condensation and tells you to open windows more. It is affecting your health.
→ Under Awaab's Law, your landlord must investigate within 10 days and fix within 5 days. Send a formal letter citing Awaab's Law by name.
Repair done badly or not at all
A contractor came out but did a poor job. The problem has returned within weeks. Your landlord says the repair is complete and refuses to return.
→ Write formally confirming the repair was inadequate and the issue has returned. This creates a second complaint on record and strengthens any future escalation.
Landlord threatening eviction for complaining
After raising repair issues your landlord has suggested they may not renew your tenancy or has started making your life difficult.
→ This is retaliatory eviction and is illegal under the Renters' Rights Act 2025. Document every communication and contact us immediately.
Strict Legal Deadlines Your Landlord Must Meet
24h
Emergency Repairs
Gas leaks, no heating in winter, structural danger, severe flooding, broken locks. Must start within 24 hours of written notification.
10d
Damp Investigation
Hazardous damp or mould must be investigated within 10 days. Your landlord cannot delay this with excuses about contractors.
5d
Damp & Mould Fix
Once investigated, hazardous damp or mould must be fixed within 5 days. No cost or workload excuse is accepted.
28d
General Repairs
Non-urgent repairs must be completed within a reasonable time — typically 28 days from your written repair request.
How We Help
Support for Tenants Whose Landlord Won't Do Repairs
Renters Rights Act Services gives you the repair notices, evidence templates and case support to force action on disrepair — without paying solicitor fees. If your landlord has been turning up unannounced to inspect, see our guidance on [landlords entering without permission].
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Formal Repair Request Letter
Members Only
Repair
📅
Repair Request Log & Timeline Tracker
Members Only
Repair
🔍
Situation Review
Members Only
Review
📞
Call Support
Members Only
Support
Common questions
Frequently Asked Questions
How long does my landlord have to fix a repair?
What counts as an emergency repair?
Can my landlord evict me for complaining about repairs?
Can I withhold rent if repairs are not done?
What is a Rent Repayment Order?
What if my landlord says the damage is my fault?
What is the council's role in repair disputes?
Do I need a solicitor to report a repair issue?
Your landlord has legal obligations.
Make sure they meet them.
Join today and get instant access to the Formal Repair Request Letter, Repair Log, and Situation Review service.