Living in a property with serious problems can be frightening, stressful, and exhausting. Issues like damp and mould, broken heating, unsafe electrics, leaks, or structural defects do not just affect comfort. They can put your health and safety at risk.
If you have reported serious problems and your landlord is not taking action, you may feel powerless or worried about complaining further. The law in England and Wales does give tenants clear rights, and there are practical steps you can take to protect yourself and your home.
This article explains your options in clear terms and what you should consider doing next.
What is my landlord legally responsible for?
In England and Wales, landlords have strict legal duties to keep rented properties safe and fit to live in. These obligations apply whether you rent from a private landlord or a housing association.
Your landlord is usually responsible for repairs to the structure and exterior of the property. This includes the roof, walls, windows, doors, drains, gutters, and external pipes. They are also responsible for keeping installations for water, gas, electricity, sanitation, space heating, and hot water in proper working order.
In addition, the law requires that your home is fit for human habitation throughout the tenancy. This means it must be safe, healthy, and free from serious hazards. Problems such as severe damp and mould, inadequate heating, poor ventilation, pest infestations, or fire safety risks can make a property legally unfit.
A landlord cannot avoid these responsibilities by blaming age of the building, lack of funds, or delays with contractors. Once they are aware of the problem, they are expected to act within a reasonable time.
What should I do if repairs are not being done?
If your landlord is ignoring serious repair issues, it is important to act carefully and methodically. Taking the wrong step can sometimes make things worse.
Here are key actions to consider.
• Report the problem clearly and in writing to your landlord or letting agent. Describe what is wrong, when it started, and how it affects you. Keep copies of emails, letters, messages, and photos.
• Allow reasonable time for repairs. Some issues are urgent, such as loss of heating or water, while others may take longer. What is reasonable depends on the severity of the problem.
• Keep evidence. Photographs, videos, medical letters, repair reports, and records of communication can all be important if the matter escalates.
• Contact your local council’s Environmental Health team if the problem is serious and unresolved. They can inspect the property and, if necessary, force the landlord to carry out repairs.
• Get legal advice before stopping rent or arranging repairs yourself. Withholding rent without following the correct legal process can put you at risk of eviction.
It is understandable to feel tempted to stop paying rent to force action, but this is rarely safe without legal advice. Even when a landlord is clearly at fault, non payment of rent can still be used against you.
Can my landlord evict me for complaining?
Many tenants worry that if they complain, their landlord will try to evict them. This fear is common and often justified. However, the law does provide some protection.
If you report serious hazards to the local council and the council serves an improvement notice or emergency notice, your landlord is usually prevented from using certain eviction routes for a period of time. This is designed to stop retaliatory eviction.
That said, eviction law is complex and protection is not automatic in every situation. Timing, the type of tenancy, and the steps already taken by the landlord all matter. This is why getting advice early is so important.
If you receive an eviction notice after complaining about repairs, do not ignore it. An eviction notice does not always mean you have to leave, and some notices are invalid. A solicitor can advise whether the notice is lawful and what options you have.
Can I take legal action against my landlord?
If serious problems continue and your landlord fails to act, you may be able to take legal action. Depending on the circumstances, this could include a claim for disrepair or a claim that the property is unfit for human habitation.
Legal action can potentially result in an order forcing the landlord to carry out repairs and compensation for inconvenience, distress, damage to belongings, or health issues caused by the disrepair.
Each case depends on its facts. The type of tenancy, the length of time the problems have existed, the evidence available, and what steps you have already taken will all be relevant.
Legal aid may be available in some housing cases, particularly where there is a serious risk to health or safety. Even if legal aid is not available, some firms offer fixed fee advice or limited support to help you understand your position.
You do not have to live in unsafe conditions
No one should be expected to live in a home that is unsafe, unhealthy, or falling into disrepair. If your landlord is not taking your concerns seriously, there are legal routes to make them act and to protect yourself from further harm.
The most important step is to get advice early, before the situation escalates or your housing becomes at risk.
If you are dealing with serious repair issues and are unsure what to do next, contact us today for clear, practical advice on your rights and options. An early conversation can help you regain control and protect your home.
