What should I do if my landlord will not do repairs?

Repair disputes are won on documentation. A verbal report leaves no evidence that you asked, which is exactly what every escalation route needs. Everything else follows from reporting properly at the start.

What you'll need

• Tenancy agreement
• Camera or phone
• Email or messaging record (optional)

Step by step

1. Report it in writing, always.Email or a messaging app. Even if you phone first, follow up in writing summarising what was said. A verbal report cannot be evidenced.
2. Include photographs and dates.Photograph the problem clearly, and again as it worsens. Dated evidence of deterioration is powerful in any escalation.
3. Check what your landlord is responsible for.Typically the structure, heating, hot water, plumbing, electrics and sanitation, plus anything the tenancy agreement adds. Read the agreement.
4. Give a reasonable timeframe and say what it is.Urgent for no heating or a leak, longer for cosmetic issues. Stating a deadline in writing sets up the next step.
5. Keep every message in one place.One email thread or one folder. Every escalation route asks for the full history and reconstructing it later is painful.
6. Chase in writing, referring to the previous report.'Further to my message of [date], this remains unresolved.' It builds a clear timeline of inaction.
7. Escalate to the local authority.In most places councils have powers over housing conditions and can require a landlord to carry out repairs. It is free and often effective.
8. Take advice before withholding rent.It is risky and in many places is grounds for eviction even when repairs are outstanding. There are proper processes; get advice before using this one.

Tips

• Keep paying the rent while pursuing repairs unless advised otherwise. Rent arrears weaken your position considerably.
• Free housing advice services exist in most countries and know the local rules, which vary a great deal.
• If you are in a shared building, neighbours with the same problem strengthen the case substantially.

Common mistakes

• Reporting only by phone — There is no evidence you reported it, and every escalation route depends on showing that you did and when.
• Withholding rent without advice — In many places it is grounds for eviction regardless of outstanding repairs. There are proper processes; this is rarely one of them.
• Not photographing the problem as it develops — Dated evidence of deterioration is the strongest material in any dispute, and you cannot recreate it afterwards.

Questions people ask