My landlord is refusing to fix essential repairs, what are my rights?

Under section 11 of the Landlord and Tenant Act 1985, landlords of most residential tenancies are legally required to keep in repair the structure and exterior of the property, and to keep in working order the installations for heating, hot water, gas, electricity, and sanitation.

The Homes (Fitness for Human Habitation) Act 2018 also implies a term into all tenancies that the property must be fit for human habitation at the start of and throughout the tenancy. This includes issues such as damp, mould, excessive cold, pest infestation, and structural problems.

If your landlord refuses to carry out essential repairs, you have several routes. First, put your complaint in writing (email is sufficient) and give a reasonable time to respond — typically 14 to 28 days depending on severity. Second, if there is no adequate response, contact your local council's housing enforcement team who can inspect and issue a formal improvement notice. Third, you can bring a civil claim in the county court under the Homes Act or Landlord and Tenant Act — no-win no-fee solicitors often take these cases.

Do not withhold rent as a tactic without legal advice, as this can lead to possession proceedings against you. You may be entitled to compensation for loss of use, damage to belongings, and inconvenience.

Keep photographs of all defects, records of every communication, and copies of any reports. This evidence is essential if the matter goes to court.