How to report disrepair to your landlord: and what to do if they ignore you

Reporting disrepair correctly is the first and most important step. If you later want to make a claim or ask the council to get involved, having a clear record of when and how you told your landlord matters. Below, we walk through how to report repairs properly and what to do when your landlord does not respond.

Why does reporting matter?

Your landlord's duty to repair generally does not begin until they know about the problem. Telling your landlord, and being able to prove you told them, is essential. If you reported the problem verbally but have no record, it can be your word against theirs.

How to report disrepair

Put it in writing

Write to your landlord by email or letter. Writing is better than a phone call because it creates a record with a date and time. Include:

• The address of the property
• A clear description of the problem, what it is, where it is, and when you first noticed it
• Whether the problem is getting worse or has caused damage to your belongings or your health
• A reasonable request for the repair to be carried out

Keep a copy of everything you send.

Be specific

Vague reports ("there's damp in the house") are less useful than specific ones ("there is damp on the inside wall of the bedroom, spreading from the bottom corner to about halfway up, with visible black mould"). The more specific you are, the harder it is for the landlord to claim later that they did not understand the problem.

Include photographs

Photographs with a date stamp, most phone cameras record this automatically, are useful supporting evidence. Take them before any repairs are done.

Give a reasonable timescale

You can ask your landlord to respond or begin the repair within a set period. Two weeks is generally reasonable for non-emergency repairs; shorter for urgent problems such as no heating in winter or a serious water leak.

What counts as an emergency?

Some problems require the landlord to act much faster. Examples include:

• A total loss of heating in cold weather, particularly if there are children or elderly or disabled people in the household
• A serious structural risk
• A major water leak
• A broken boiler with no hot water

For emergencies, ask for a response within 24 hours.

What if the landlord ignores you?

If your landlord does not reply or does not carry out the repair, send a follow-up message referring to your original report. Say that if the matter is not resolved you will consider reporting it to the council's environmental health team and seeking legal advice.

If there is still no response, you have options:

Environmental health: contact your local council's environmental health team and ask them to inspect the property. They have powers to require the landlord to carry out repairs.

Housing disrepair claim: if the disrepair has caused you loss or affected your health, you may have a claim for compensation. A solicitor can advise you on whether a claim is likely to succeed.

Keep a record as you go

A short diary noting dates, who you spoke to, what was said, and any reference numbers is helpful if the matter escalates. Include photographs at each stage.

When should I contact Support for Tenants?

If you have reported disrepair to your landlord and they have not acted, call us. We can advise on whether you have a claim and handle the process on your behalf.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
• Awaab's Law: guidance for social landlords (GOV.UK)