Disrepair

What standard of repair can I reasonably expect from my landlord?

Your landlord or letting agent is legally required to keep your property safe, secure and in good repair. They are not required to make improvements unless these are specifically included in your tenancy agreement.

 

Who is responsible for carrying out repairs?

If you rent directly from a landlord or through a letting agent, both the landlord and the agent share responsibility for ensuring repairs are completed.

A letting agent cannot refuse to arrange necessary repairs simply because the landlord has not authorised them.

 

What repairs must my landlord legally carry out?

Your landlord or agent must:

  • Maintain the structure and exterior of the property, including roofs, gutters, windows, drains and boundary walls.
  • Keep gas, electricity, water and sanitation systems in working order.
  • Repair sinks, toilets, heating and hot water systems.
  • Service gas appliances every 12 months using a Gas Safe registered engineer.
  • Provide you with a current gas safety record when you move in and after any annual check carried out during the tenancy.
  • Repair and maintain any appliances supplied with the property, such as cookers, fridges and fire detection systems.
  • Provide adequate kitchen and bathroom facilities.
  • Repair damage caused while carrying out repairs and clean up afterwards.
  • EICR and EPC

 

Can my tenancy agreement make me responsible for these repairs?

No. Landlords cannot avoid their legal obligations by inserting clauses into a tenancy agreement that transfer responsibility for essential repairs to tenants.

 

What if I live with my landlord?

If you share accommodation with the owner, you generally have fewer repair rights unless your agreement specifically states what the owner is responsible for.

However, if the condition of the property creates a health or safety risk, Environmental Health may be able to intervene.

 

Tenant Responsibilities

What does "tenant-like manner" mean?

As a tenant, you are expected to:

  • Report repairs as soon as possible.
  • Avoid causing damage to the property.
  • Carry out minor maintenance such as replacing light bulbs and unblocking sinks.
  • Keep the property clean and hygienic.
  • Secure the property when away.
  • Take steps to prevent frozen pipes during winter.
  • Keep gardens and bin areas tidy.
  • Follow the terms of your tenancy agreement.
  • Leave safety equipment such as smoke alarms and fire doors untouched.

 

What happens if I don't report a repair?

If a small problem becomes worse because it was not reported promptly, you may be held responsible for the additional damage and costs.

 

Condensation and Mould

Who is responsible for preventing condensation?

Tenants are expected to take reasonable steps to prevent condensation.

How can I prevent condensation and mould?

  • Open windows or use extractor fans when cooking.
  • Keep kitchen and bathroom doors closed during use.
  • Cover pans when boiling food.
  • Dry clothes outside whenever possible.
  • Maintain low, continuous heating in colder weather.
  • Move furniture slightly away from walls to improve airflow.

 

When should I expect my landlord to take action on mould and condensation?

There is currently no set timeframe for a landlord to deal with damp and mould. However, your landlord should respond promptly once you have reported the problem.

If the damp and mould is serious, or it could be affecting your health, your landlord should treat the problem as urgent.

If your landlord does not take appropriate action, you can report the problem to your local council. The council may inspect your home and, if they identify a serious hazard, they can take enforcement action. This can include serving an Improvement Notice, which requires your landlord to complete specific work within a set period.

 

Getting Repairs Done

How should I report repairs?

Always report repairs in writing. Written communication provides evidence of when the issue was first reported.

Include:

  • A clear description of the problem.
  • The location of the defect.
  • Any effects the issue is having on you or the property.

If the landlord or agent has a repair reporting system, use it and keep a copy of your report.

 

How quickly should repairs be carried out if my Landlord is Unipol Accredited?

Emergency Repairs (within 24 hours)

These include issues that pose an immediate health, safety or security risk, such as:

  • Gas leaks
  • No hot water
  • Broken toilet facilities
  • Faulty external door locks

Urgent Repairs (within 5 working days)

Examples include:

  • Leaking roofs
  • Minor pest infestations
  • Cracked windows

Routine Repairs (within 28 days)

Examples include:

  • Guttering repairs
  • Replacing window frames
  • General maintenance issues

 

What if my landlord ignores repair requests?

Send a follow-up letter or email stating:

  • The repair remains outstanding.
  • The issue has already been reported.
  • You require a response within a reasonable timescale.

 

If your landlord fails to undertake a repair, once reported, send a follow-up letter (See Sample Letter), stating that repairs are still outstanding. Depending on the nature of the disrepair, give the landlord/agent between 24 hours and 36 hours to respond.

 

If no action is taken, you may wish to seek advice from Environmental Health, a tenant advice service like Unipol (info@unipol.org.uk) or another housing professional.

Do not leave it unresolved.  It is much better to seek help to sort out the issue earlier rather than later.

 

Can I arrange repairs myself and deduct the cost from my rent?

We do not recommend that you arrange your own repairs. But, if you are going to arrange your own repair, you must follow a strict legal process:

  1. Inform the landlord in writing.
  2. Allow additional time for them to complete the repair.
  3. Obtain three quotes.
  4. Send the quotes to the landlord.
  5. Use the cheapest suitable contractor.
  6. Provide the invoice and seek reimbursement.

You can find more information about how to arrange repairs yourself on the Shelter Website.

Important: Withholding rent can put your tenancy at risk. Always seek advice before deducting money from rent payments.

 

Compensation for Disrepair

Can I claim compensation if repairs are not completed?

You may be entitled to compensation if disrepair causes:

  • Financial loss.
  • Damage to your belongings.
  • Significant inconvenience.
  • Loss of use of facilities.

Examples could include:

  • No cooking facilities for an extended period.
  • Loss of a bedroom due to leaks or damp.
  • No bath, shower or hot water.

Try to reach an agreement with your landlord first before considering formal action.

 

Gas Safety

Does my landlord need to carry out annual gas safety checks?

Yes. It is a legal requirement that:

  • All gas appliances are inspected annually.
  • Checks are carried out by a Gas Safe registered engineer.
  • A gas safety certificate is provided to tenants.

 

What should I do if my landlord refuses to arrange a gas safety check?

Contact your local Environmental Health Department. They can:

  • Investigate safety concerns.
  • Serve legal notices.
  • Refer the matter to the Health and Safety Executive (HSE).

 

How do I know if an engineer is registered?

Ask to see their Gas Safe ID card, which will display:

  • Photograph
  • Registration number
  • Employer details
  • Types of work they are qualified to carry out

Check out the Gas Safe Register's Student Guide

 

Carbon Monoxide Safety

What is carbon monoxide?

Carbon monoxide is a highly dangerous gas produced when fuels such as gas, coal or oil do not burn properly.

It cannot be seen, smelled or tasted.

 

What are the warning signs of carbon monoxide?

Possible signs include:

  • Yellow or orange flames instead of blue ones.
  • Staining around gas appliances.
  • Appliances repeatedly going out.
  • Headaches.
  • Dizziness.
  • Drowsiness.
  • Stomach pain or nausea.

 

What should I do if I suspect carbon monoxide?

  1. Stop using the appliance immediately.
  2. Open windows to ventilate the property.
  3. Contact your landlord or agent.
  4. Seek medical assistance if anyone feels unwell.

 

Should I have a carbon monoxide alarm?

Yes. Landlords are legally required to provide a carbon monoxide alarm in a property that contains a fixed combustion appliance (e.g. a gas boiler).

 

Electrical Safety

What electrical hazards should I look out for?

Report immediately if you notice:

  • Broken sockets.
  • Hot plugs.
  • Sparking sockets or appliances.
  • Fuses repeatedly blowing.
  • Loose switches.
  • Exposed wiring.

 

Is my landlord responsible for electrical safety?

Yes. Landlords must have the electrical installations inspected and tested by a qualified person at least every five years.

 

Fire Safety

What fire safety measures should be provided?

  • Any furniture provided by the landlord should meet fire safety standards and be made from fire-resistant materials.
  • One smoke alarm on every story.
  • Clear and safe escape routes.
  • Fire blanket or fire extinguisher in shared kitchens.
  • Fire doors as required.

 

 

What fire safety responsibilities do tenants have?

You should:

  • Never tamper with fire doors.
  • Never prop fire doors open.
  • Never remove smoke alarm batteries.
  • Test smoke alarms weekly.
  • Use candles safely.
  • Extinguish candles before leaving a room or going to sleep.

 

Pest Control

Who pays for pest control?

Responsibility depends on the cause:

Landlord responsibility

Where pests result from property defects, such as holes in walls or poor maintenance.

Tenant responsibility

Where pests are attracted by:

  • Poor housekeeping.
  • Accumulated rubbish.
  • Pets introducing fleas or other infestations.

 

The Unipol Code

What is the Unipol Code?

The Unipol Code is an accreditation scheme for landlords and agents that sets standards above minimum legal requirements.

It covers:

  • Repair timescales.
  • Deposits.
  • Tenant relations.
  • Fire and electrical safety.
  • Property security.

 

How can I complain about a landlord in the Unipol Code?

You should:

  1. Raise the issue with the landlord or agent first.
  2. If unresolved, submit a complaint via our Online Complaint Form.

 

Getting Help

When should I contact Environmental Health?

Contact Environmental Health if your landlord fails to address issues involving:

  • Damp and mould.
  • Gas safety.
  • Electrical hazards.
  • Fire safety concerns.
  • Serious structural defects.
  • Overcrowding.
  • Noise nuisance.
  • Pest infestations.

Environmental Health Officers can inspect properties free of charge and require landlords to carry out necessary work.

Contact your Local Council for more information on how to access these services.

 

Key Advice

  • Report repairs promptly and in writing.
  • Keep copies of all correspondence.
  • Allow reasonable time for repairs.
  • Escalate serious issues to Environmental Health if necessary.
  • Never stop paying rent without obtaining independent advice.
  • Put safety first where gas, electricity, fire or carbon monoxide risks are involved.