Understanding Your Repair Rights as a Tenant

The Renters’ Rights reforms and the future extension of Awaab’s Law into the Private Rented Sector are designed to strengthen tenant protections, improve housing standards, and create clearer expectations around repairs, hazards, and landlord responsibilities.

Understanding how repairs should be reported — and what action landlords are expected to take — can help ensure issues are dealt with more effectively and safely.

Emergency repairs require immediate reporting

Some issues may present an immediate risk to safety, security, or the habitability of your home. These should be reported to your landlord or managing agent straight away.

Examples may include:

• Gas leaks
• Major water leaks or flooding
• Dangerous electrical faults
• Complete heating failure during severe cold weather
• Broken locks affecting security
• Fire or structural safety concerns

Emergency issues should be reported using every available communication method where necessary, including phone calls, emails, and text messages.

Keep records of:

• The time the issue was reported
• Who was contacted
• Any photographs or videos
• Actions taken afterwards

Whilst there is no single legal repair deadline that applies to all emergency repairs in the Private Rented Sector, landlords are expected to act promptly where tenant safety or serious property damage is involved.

 

Urgent repairs should be dealt with promptly

Some repairs may not be emergencies but can still significantly affect everyday living.

Examples include:

• Partial loss of heating or hot water
• Plumbing or drainage problems
• Faults with appliances supplied as part of the tenancy
• Security issues that do not create immediate danger
• Water ingress causing ongoing damage

These issues should still be reported as quickly as possible and ideally in writing.

When reporting a problem, explain:

• What the issue is
• Where it is located
• When it started
• How it affects the property or your living conditions

Clear information often helps repairs progress more efficiently.

 

Routine maintenance remains important

Landlords remain responsible for maintaining rental properties and keeping them in suitable condition throughout the tenancy.

Routine repairs may include:

• Minor leaks
• General wear and tear repairs
• Decorative damage resulting from maintenance works
• Non-urgent appliance repairs
• Small plumbing faults

Although these issues may not require immediate action, they should still be addressed within a reasonable timeframe depending on severity, access arrangements, and contractor availability.

 

Damp, mould and serious hazards

The introduction of Awaab’s Law has increased focus on housing conditions, particularly around serious hazards that may affect health.

Examples include:

• Damp and mould growth
• Excess cold
• Ventilation problems
• Structural concerns
• Water penetration
• Other serious health and safety hazards

Awaab’s Law is already operating within social housing and is expected to extend into the Private Rented Sector through the wider Renters’ Rights reforms.

Implementation details for private landlords are still being developed, however landlords are expected to investigate reports of hazards promptly and take appropriate action where risks are identified.

Tenants should report mould, damp, leaks, condensation, or ventilation concerns as early as possible rather than waiting for conditions to worsen.

 

How to report repairs effectively

Good reporting helps create a clear evidence trail and may assist if further action becomes necessary.

When reporting repairs:

✔ Report in writing wherever possible
✔ Describe the issue clearly
✔ Include photographs or videos
✔ Explain how the issue affects the property
✔ Keep copies of emails and messages
✔ Record contractor visits and completed works

Detailed reports are usually more effective than general complaints.

 

Keep records of all repair issues

Maintaining documentation can be extremely important where repairs become prolonged or disputed.

Keep copies of:

• Repair requests
• Emails and messages
• Inspection reports
• Contractor attendance notes
• Photographs of damage
• Evidence of completed works
• Ongoing issues if repairs remain unresolved

Good records may help support complaints, enforcement investigations, or future discussions.

 

If repairs are not addressed

If serious repair issues are ignored or substantially delayed, tenants may be able to contact their local authority’s Environmental Health department.

Local authorities can inspect properties and assess hazards using housing standards legislation.

Enforcement action may include:

• Improvement notices
• Hazard notices
• Emergency remedial action in severe cases
• Further enforcement measures where legal duties are not met

Tenants also have protections relating to retaliatory action when raising legitimate repair concerns, particularly where enforcement authorities become involved.

 

Rent reductions and compensation

Where serious disrepair significantly affects the use, enjoyment, or safety of a property, tenants may wish to seek independent advice regarding compensation or other remedies.

However, tenants should never stop paying rent without obtaining proper legal advice first, as unpaid rent may still place the tenancy at risk.

Independent organisations can provide free guidance on housing rights, repairs, and enforcement processes.

These include:

• Shelter
• Citizens Advice
• Local authority housing teams

 

Need advice about repairs or property standards?

If you are unsure about repair responsibilities, reporting procedures, or property standards, our team can help guide you through the next steps and point you towards the appropriate support.

 

Sources and Further Reading

• Guide to the Renters’ Rights Act
• Renters’ Rights Act Implementation Roadmap
• Housing Health and Safety Rating System (HHSRS) Guidance
• Retaliatory Eviction Guidance
• Shelter – Repairs and Housing Conditions
• Citizens Advice – Getting Repairs Done