TenantProof

Guide · For renters in England

Landlord won't do repairs — your options (England)

If you've reported a repair and your landlord or letting agent has gone quiet, there are still practical steps you can take. This guide walks through the approach many renters in England follow to get things moving — and why keeping dated evidence matters if the problem escalates.

What repairs is your landlord usually responsible for?

In most private tenancies in England, keeping the structure and exterior of the property in repair is generally the landlord's responsibility rather than the tenant's. That typically covers things like the roof, outside walls, windows and drains.

Landlords are also generally responsible for keeping key installations in working order — the systems that supply water, gas, electricity and sanitation, along with heating and hot water. So a broken boiler in winter, a persistent leak, or dangerous wiring will often be something the landlord is expected to put right.

A tenancy agreement can add detail, but core repairing responsibilities like these generally can't simply be signed away in the contract. If you're unsure who is responsible for a specific problem, free advisers at Shelter or Citizens Advice can help you make sense of your situation. Some issues — such as damp, mould or safety hazards — may also engage the council's powers, which we cover further down.

Report it properly — and in writing

A repair is much harder to ignore, and much easier to prove later, when it's reported in writing. A quick phone call might feel faster, but it leaves no record. Email or a message through the agent's online portal is usually better; if you do have to call, you may wish to follow up with a short email summarising what was said and when.

Keep the report specific and factual: what the problem is, which room or area it affects, when you first noticed it, and any impact on you (for example, no hot water or a safety concern). Photos or short videos attached to the message help show the extent of the issue on a given date.

Ask clearly for the repair to be carried out and, where reasonable, request a rough timescale. Keep your tone civil and businesslike — you want a clean, professional record you'd be comfortable for a third party to read.

Keep a dated log of everything

From the moment you first report a problem, start a running log: the date you reported it, how you reported it, who you spoke to or emailed, what they said, and any visits or promises made. Save copies of every message rather than relying on memory.

Contemporaneous notes — written at the time, not reconstructed weeks later — generally carry more weight because they're harder to dispute. A photo with a reliable timestamp showing the problem on a specific date can be more persuasive than describing it afterwards.

This is the kind of record TenantProof is designed to help you keep: you can log each repair request with the date reported, category, description and photos, all in one place, and the app can flag when a reasonable time has passed without a response.

Chase after a reasonable time

Landlords are generally expected to carry out repairs within a reasonable time — and what counts as reasonable depends on the problem. An urgent hazard like no heating in cold weather or a serious leak usually warrants a much quicker response than a minor, non-urgent issue.

If you've heard nothing after a sensible interval, send a polite chase that refers back to your original report and its date. A short line such as "I first reported this on [date] and haven't yet had a response" keeps the paper trail tidy and shows you followed up.

A simple, editable chase-letter template can help you do this — you fill it in, review it and send it yourself. It's worth treating any template as a starting point rather than advice, so you stay in control of exactly what's sent.

Escalating routes if you're still ignored

If reporting and chasing don't work and the disrepair is affecting your health, safety or comfort, one common route is to contact your local council's private-renting or environmental-health team. Councils have powers to inspect certain hazards in rented homes and, in some cases, to require a landlord to act. You can usually find the right team on your council's website.

Free, confidential advice is also available from Shelter and Citizens Advice, who can help you weigh up your options and, where appropriate, understand how to approach a tribunal or other formal route. Getting advice early — before relationships sour or deadlines pass — is often worthwhile.

Which route fits depends on your circumstances, and this guide can't tell you which is right for you. But going to any of them with a clear, dated record of what you reported and when generally puts you in a stronger position than turning up empty-handed.

Why a dated paper trail matters if it escalates

Whether an issue ends up with the council, an adviser or a tribunal, the recurring question tends to be the same: what was wrong, and what did the landlord know, and when? A tidy, time-stamped trail answers that far better than recollection alone.

In many cases, the thing that shifts a repair from a frustrating standstill towards a resolution is simply evidence — being able to show the problem existed, that you reported it on a specific date, and that you gave the landlord a fair chance to put it right.

That's the thinking behind keeping contemporaneous condition reports and a repair log as you go. Building the record from day one, with dated photos and notes, tends to be easier than trying to reconstruct it later under pressure.

Where to get free, qualified help

Common questions

How long does a landlord have to fix a repair in England?

There's no single fixed deadline that applies to every repair. Landlords are generally expected to act within a reasonable time, and what counts as reasonable depends on how urgent and serious the problem is — no heating in winter usually warrants a much faster response than a minor issue. Keeping a dated record of when you reported it helps show whether a reasonable time has passed.

Can I stop paying rent until repairs are done?

Withholding rent is risky and can put you in arrears, which may have serious consequences including affecting your tenancy. It's generally not something to do without first getting advice tailored to your situation from a free service like Shelter or Citizens Advice. This guide is informational and isn't legal advice.

Should I report a repair by phone or in writing?

In writing is usually better because it creates a record you can rely on later. If you do phone, you may wish to follow up with a short email summarising what was said and when. Contemporaneous, dated messages are generally harder to dispute than a memory of a call.

What can the council do about repairs my landlord ignores?

Local councils have powers to inspect certain hazards in rented homes and, in some cases, to require a landlord to take action. Contacting your council's private-renting or environmental-health team is a common escalation route when disrepair affects health or safety. Their response varies case by case, so it's worth going to them with a clear, dated record of what you reported.

Does a dated photo really help with a repair dispute?

It often can. A photo with a reliable timestamp showing the problem on a specific date is generally more persuasive than describing the issue afterwards, because it's harder to dispute. Keeping dated photos and notes from the moment you first notice a problem tends to make any later escalation easier.

TenantProof gives you free, time-stamped condition reports and repair logs, and an exportable evidence bundle you can attach to a scheme adjudication yourself. Start your record — free.

General information for private renters in England, last reviewed 8 July 2026. Not legal advice — the law and deadlines can change, so check the current position via GOV.UK or get advice from Shelter or Citizens Advice. See also Help & official routes.