What to do guide if your landlord refuses to do repairs: the position in 2026
What to do guide if your landlord refuses to do repairs is a critical process for tenants who face urgent maintenance issues and seek to ensure their living conditions meet basic standards of habitability. In 2026, the legal situation has shifted significantly with the introduction of the Renters' Rights Act 2025, enhancing protections and responsibilities for both landlords and tenants. Understanding these changes is important to dealing with the repair process effectively.
The Housing Act 1988 and subsequent legislation set out clear obligations on landlords to maintain their properties in a fit state for habitation. However, in practical terms, many tenants find themselves struggling with neglected repairs that can significantly impact their health and safety. The introduction of Awaab's Law under the Renters' Rights Act 2025 has extended these protections further by setting higher maintenance standards across the private rented sector (PRS). This act is designed to ensure that all rented homes meet the Decent Homes Standard. Providing a strong framework for tenants to demand action on repairs.
What the law says
The legal framework governing landlord responsibilities for repair work primarily stems from several key statutes. The Housing Act 1988 includes sections 8 and 21, which outline general obligations regarding disrepair and notice requirements. Additionally, Section 13 of this act covers implied covenants that require landlords to keep the property in good condition throughout the tenancy. More recent legislation like the Deregulation Act 2015 (Section 33) and the Tenant Fees Act 2019 have further refined these obligations.
The Housing Act 2004, specifically sections 213-215, also plays a important role by imposing duties on local authorities to inspect properties where complaints about disrepair are made. Meanwhile, the Landlord and Tenant Act 1985 (Section 11) reinforces the landlord's duty to maintain reasonable repairs and ensure the property remains in good repair throughout the tenancy.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 introduces substantial changes that significantly impact how tenants approach repair issues. One of the most notable is the abolition of Section 21 notices. Which previously allowed landlords to end a tenancy for no specific reason. This shift means that tenants now have greater security and fewer reasons for eviction without cause.
Another significant change involves periodic tenancies starting from day one rather than after the initial fixed term, giving tenants more predictable rent increases aligned with market conditions. At What to do guide if your landlord refuses to do repairs, the act also introduces an annual rent cap via Section 13, limiting how much landlords can increase rents each year based on inflation rates.
Perhaps most relevant to repairs is the extension of the Decent Homes Standard to all PRS properties. This standard sets out specific criteria for housing quality and ensures that homes are warm. Weatherproof, in good repair, and free from dangerous defects. Awaab's Law, introduced under this act, extends these protections to private landlords, making them legally responsible for ensuring their properties meet high maintenance standards.
The Renters' Rights Act 2025 also establishes a new Private Rented Sector (PRS) Ombudsman service to handle complaints and disputes between tenants and landlords. This ombudsman provides an impartial avenue for resolving issues without the need for costly legal action or court proceedings. Additionally, all PRS properties must now be registered on a central database managed by local authorities, ensuring transparency and accountability in property management practices.
What this means for tenants
Under current laws and regulations, tenants have several rights when it comes to repairs that landlords are expected to address promptly. Firstly, the Housing Act 1988 (Section 11) mandates that landlords maintain their properties in good repair throughout the tenancy. If a tenant faces disrepair issues affecting health or safety-such as faulty heating systems, structural damage, or damp and mould problems-they may be entitled to demand immediate attention from their landlord.
Tenants can send formal written requests for repairs, giving the landlord at least 21 days to respond and begin addressing any necessary work. Should this initial request not yield results, tenants may escalate complaints through local council environmental health departments, which have a legal duty to inspect properties under Housing Act 2004 (Sections 213-215).
In cases where landlords persistently neglect repairs or cause significant distress due to disrepair issues, tenants may pursue more formal dispute resolution mechanisms. At What to do guide if your landlord refuses to do repairs, this can include filing claims with deposit protection schemes if repair costs need to be deducted from a security deposit, seeking mediation through the new PRS Ombudsman service introduced by the Renters' Rights Act 2025, or even taking legal action through first-tier tribunals or county courts.
What this means for landlords
Landlords are now expected to comply with stricter maintenance standards and face potential penalties if they fail to address repair issues. The Decent Homes Standard enforced under Awaab's Law places a heightened responsibility on private sector landlords to ensure their properties meet the minimum criteria for habitability. This includes maintaining heating systems, plumbing, electrical installations, and structural integrity.
Failure to adhere to these regulations can result in fines or even legal action from tenants seeking redress for disrepair issues affecting health and safety. Landlords must keep thorough records of all repairs carried out and ensure that properties undergo regular inspections to avoid falling foul of new regulatory requirements. Additionally, they're expected to respond promptly to tenant requests regarding necessary maintenance work.
Common scenarios
- Faulty Heating System: Tenant A's landlord refuses to fix a broken boiler despite repeated requests over several months. The lack of heating leads to cold homes and potential health issues for the family. Tenant A contacts their local council's environmental health department, which inspects the property and orders urgent repairs.
- Structural Damage: Tenant B notices significant cracks in walls and ceilings after heavy rain, indicating serious structural damage that could compromise safety. After multiple unsuccessful attempts to engage the landlord through written correspondence, Tenant B reports the issue to a housing association's repair service for further assessment and recommendations on remedial action.
- Excessive Damp: Tenant C suffers from respiratory problems due to excessive damp in their rented home caused by leaks and poor insulation. After documenting their health concerns with medical evidence, they submit a formal complaint to the PRS Ombudsman who investigates and pressures the landlord into addressing the issue promptly.
Evidence tenants should keep
Tenants facing disrepair issues must gather full documentation to support their claims effectively. Key items include:
- Photographic evidence: Clear photos showing the extent of damage, such as broken fixtures or visible structural flaws.
- Correspondence records: Copies of all letters and emails sent to the landlord detailing the nature of repairs needed along with specified deadlines for action.
- Medical documentation: Letters from a GP or hospital confirming any health issues directly linked to living conditions caused by disrepair, such as respiratory problems exacerbated by dampness.
- Invoices and receipts: Any expenses incurred due to urgent repair needs (e.g., temporary heaters, emergency plumbing services), which might be offset against rent or reimbursed through dispute resolution mechanisms like deposit protection schemes or the PRS Ombudsman service.
Maintaining What to do guide if your landlord refuses to do repairs's evidence not only strengthens a tenant's position but also ensures that they have concrete proof of their efforts in addressing the issues and can rely on legal support should disputes escalate to formal proceedings.
What to do if things go wrong
If initial attempts at resolving repair issues fail, tenants have several avenues for escalation:
- Write a formal complaint letter: Clearly outline all previous communications, specify the repairs required, and set deadlines for action.
- Contact environmental health department: Local councils are responsible for enforcing housing standards and can inspect properties to assess compliance with legal requirements.
- Deposit protection scheme dispute: If repair costs exceed £150 (the deposit cap under the Tenant Fees Act 2019), tenants may seek deductions from their security deposit, provided they have adequate evidence of damage and attempted communication with the landlord.
- PRS Ombudsman service: This new independent body provides a forum for resolving disputes without legal action by investigating complaints and mediating between tenants and landlords.
- First-tier tribunal: For more complex cases involving substantial damages or prolonged neglect, tenants may seek judicial review through tribunals that can enforce landlord compliance.
- County court: As a last resort, tenants can file claims in the county court for breach of contract or negligence, seeking compensation for damages and repair costs.
Each step should be carefully documented with dates, correspondence details, and any relevant evidence to build a strong case for enforcement actions taken against non-compliant landlords.
Common mistakes to avoid
Both tenants and landlords often fall into pitfalls that complicate the repair process:
- Lack of written communication: Communicating solely via verbal agreements leaves tenants without concrete proof of requests made or deadlines set. At What to do guide if your landlord refuses to do repairs, - Failing to report issues early: Delaying reporting disrepair can result in worsening conditions, making it harder to prove original causes and extent of damage.
- Overlooking formal notice periods: Missing out on critical steps like Section 21 notices (now abolished under RRA) can invalidate claims or delay dispute resolution processes.
- Underestimating the importance of evidence gathering: Insufficient documentation weakens legal arguments in disputes over repair obligations.
- Neglecting to engage local council resources: Environmental health departments offer valuable inspections and enforcement actions that can expedite landlord compliance.
Avoid these common oversights to ensure a smoother process when dealing with disrepair issues, enhancing both tenant rights and landlord accountability under the new regulatory situation.
Where to get help
Tenants seeking assistance should reach out to established organisations like Shelter (shelter.org.uk). Citizens Advice (citizensadvice.org.uk), or their local council's housing team. Legal advice from solicitors specialising in property law can provide tailored guidance on dealing with complex repair disputes. Additionally, legal aid may be available for those facing financial hardship and seeking representation in court proceedings related to disrepair issues.
These resources offer a range of services from free online guides and helplines to detailed consultations and mediation support, helping tenants assert their rights effectively while ensuring landlords comply with new regulations.