A free template and structure for a disrepair complaint letter that gets results. What to include, what to leave out, and where to send it.
In short
A good disrepair complaint letter runs short, factual, and dated. State the problem. List each affected room. Cite earlier reports by date. Attach photos. Ask for a written answer within 10 working days, the Awaab's Law significant-hazard deadline. Send by email and keep a copy. Post means recorded delivery, receipt kept.
What to include
No legal language is needed. Use plain English and stick to facts. Include:
- Your name, address, and tenancy reference where you hold one
- The date the problem started, or was first seen
- A short list of each affected room and its problem
- Dates of earlier reports: calls, emails, portal entries
- The toll on the household: cold rooms, asthma flares, ruined things
- A request for a written answer within 10 working days, saying when an inspection will happen
- A note that photo evidence is being kept
End with "If the issue is not resolved I reserve the right to pursue this matter further." That one line shows you know your rights. It tends to speed things up.
A short template
Dear [Landlord / Housing Officer],
>
I am writing to formally report disrepair at [address]. Despite reporting these issues on [date(s)], the following remain unresolved:
>
- [Room 1]: [problem, e.g. black mould on north wall, present since September 2025]
- [Room 2]: [problem]
>
The disrepair is affecting [me / my children / a household member with asthma]. I have attached dated photographs.
>
Please confirm in writing within 10 working days (the Awaab's Law significant-hazard deadline under Section 10A LTA 1985) when an inspection will take place, send me a written summary of your findings within 3 working days of that inspection, and complete the safety work within 5 working days of the investigation ending (further works must begin within 12 weeks for larger jobs). If the issue is not resolved I reserve the right to pursue this matter further.
>
Yours sincerely,
[Your name]
What to leave out
Never threaten, swear, or write long emotional passages. They cut your credibility. Never stretch the timeline either. Landlords sometimes pull the original repair log to fight dates. Hold to what you can prove.
Ten working days gone with no reply, or only a stock acknowledgement? The delay strengthens your hand. A claim may stand. Call Support for Tenants free on 0800 030 4669 for a check.
Free alternative: Shelter and Citizens Advice both offer free template complaint letters you can copy and paste, and will help you tailor them to your situation at no cost.
Sources
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
- Awaab's Law: guidance for social landlords (GOV.UK)
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 17 May 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.
Related guides
What are your rights as a tenant? Landlord obligations under UK law
Plain-English guide to tenant repair rights. English and Welsh law are explained separately, with repair timeframes and steps when a landlord ignores you.
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What is Section 11? (Landlord and Tenant Act 1985, plain English)
Section 11 is the law that makes your landlord responsible for repairs to the structure, exterior, and key services of your home. Plain English explainer.
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What is Awaab's Law? (plain English)
Awaab's Law sets strict legal deadlines for social landlords to fix damp, mould, and emergency hazards. Here's what it means for tenants.
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