How to Write a Letter to Your Landlord About Repairs in the UK
Your landlord has a legal duty to keep your home in good repair. If they're ignoring your requests, a formal letter citing the right legislation is the first step to getting action.
What the Law Says
Landlord and Tenant Act 1985, Section 11
In any lease of a dwelling for a term of less than 7 years, the landlord is required to keep in repair: (a) the structure and exterior of the dwelling, (b) the installations for the supply of water, gas, electricity and sanitation, and (c) the installations for space heating and heating water.
Key deadline: Under the Housing Act 1988 and case law, landlords are expected to begin emergency repairs within 24 hours. For standard disrepair, 14–28 days is considered reasonable. The clock starts from when your landlord receives written notice — which is why sending a dated letter matters.
This obligation cannot be contracted out of. Even if your tenancy agreement says you're responsible for repairs, Section 11 overrides it for these categories. Your landlord's duty begins once they have been notified of the disrepair — which is why a written, dated letter matters.
Additional protections come from:
- Homes (Fitness for Human Habitation) Act 2018 — your home must be fit for human habitation throughout the tenancy, including freedom from damp, adequate ventilation, and safe structure
- Defective Premises Act 1972, Section 4 — your landlord owes a duty of care to you and visitors for defects they know about or should have known about
- Environmental Protection Act 1990 — disrepair causing a health hazard is a "statutory nuisance" that your local council can enforce against
When You Have a Valid Claim
You have grounds to demand repair when:
- The issue falls within Section 11 categories — structural problems, exterior damage, plumbing, heating, electrical or sanitation faults
- You've notified your landlord — your landlord's obligation only begins once they know about the problem (or should reasonably have known)
- A reasonable time has passed — there's no fixed deadline, but courts generally consider:
- Emergency repairs (no heating in winter, water leaks, dangerous electrics): 24 hours
- Urgent repairs (broken locks, leaking roof, faulty boiler): 1–7 days
- Standard repairs (damp patches, cracked tiles, broken extractor fan): 14–28 days
- You didn't cause the damage — tenant-caused damage is your responsibility, not the landlord's
What Your Letter Should Include
Repair Demand Letter Checklist
- Your full name and the property address
- Date of the letter
- Clear description of each repair needed
- When you first noticed the issue
- Previous reports: dates, method (phone, email, in person), and who you spoke to
- Reference to Section 11, Landlord and Tenant Act 1985
- Reference to Homes (Fitness for Human Habitation) Act 2018 if applicable
- Photographic evidence (mention that photos are enclosed or attached)
- A reasonable deadline (typically 14–28 days depending on severity)
- Statement of next steps if repairs aren't completed (council, tribunal, rent reduction claim)
Ready to send your repair demand? LetterLift generates a professional letter citing the Landlord and Tenant Act 1985 — personalised to your situation.
Write Your Letter — £2.99Takes 90 seconds. No account needed.
Key tip: Send your letter by recorded delivery or email with read receipt. You need proof your landlord received it, because their legal obligation starts from the date of notice.
What Happens If They Don't Respond
If your landlord ignores your letter or refuses to repair, you have several escalation options:
Contact Environmental Health
Your local council's Environmental Health team can inspect the property and issue an improvement notice or prohibition order. They can also prosecute landlords under the Housing Health and Safety Rating System (HHSRS). This is free and often the most effective route.
Apply to the First-tier Tribunal (Property Chamber)
You can apply for a determination that your landlord has breached their repairing obligations. The Tribunal can order repairs and, in some cases, award compensation. The fee is modest (£100–£300) and you don't need a solicitor.
Claim Compensation in Court
You can claim for damages including the cost of alternative heating, damaged belongings, and compensation for inconvenience. Small claims court handles claims up to £10,000 without a solicitor. Typical awards for disrepair range from 25–50% of rent for the affected period.
Housing Ombudsman (Social Housing Only)
If your landlord is a housing association or council, you can complain to the Housing Ombudsman after exhausting the landlord's complaints process. They can order compensation and changes to policy.
Important: Do not withhold rent. Courts can still order eviction for rent arrears even if the property is in disrepair. Instead, use the formal routes above — they're designed to protect you.
Get a free letter template straight to your inbox
Not ready to generate your letter now? We'll send you a free template to keep.
✓ On its way. Check your inbox.
Get your repair demand letter now
Professional, statute-compliant letter citing the Landlord and Tenant Act 1985. Personalised to your situation. Ready to send in minutes.
Write Your Letter — £2.99Takes 90 seconds. No account needed.
Frequently Asked Questions
Common questions about landlord repair obligations in the UK.
What repairs is my landlord legally responsible for?
Under Section 11 of the Landlord and Tenant Act 1985, your landlord must maintain the structure and exterior, gas, electricity, water and sanitation installations, and heating and hot water systems. This applies to most tenancies under 7 years and cannot be contracted out of.
How long does my landlord have to fix a repair?
There's no fixed statutory deadline, but "reasonable time" is required after written notice. Emergency repairs (no heating, gas leaks, dangerous electrics): 24 hours. Urgent repairs (broken locks, leaking roof): 1–7 days. Standard repairs: 14–28 days. Emergency situations can also involve contacting Environmental Health for faster enforcement.
Can I withhold rent if my landlord ignores repairs?
No — withholding rent is risky and can lead to eviction proceedings even if the landlord is in breach. Instead, write a formal letter, contact Environmental Health, or apply to the First-tier Tribunal (Property Chamber) for a repair order. These routes are safer and more effective.
What if I can't afford a solicitor?
You don't need one. Environmental Health inspections are free. First-tier Tribunal applications cost £100–£300 and you can represent yourself. A professional letter from LetterLift costs £2.99 and cites the exact legislation — most landlords respond to formal written demands before escalation is needed.