You’ve sent emails. You’ve made calls. You’ve waited. And still… The leaky ceiling, broken boiler, or dangerous mould patch in your flat is not resolved. If this sounds familiar, you are not alone – you’re not blowing it out of proportion – you’re absolutely making sense. Complaints regarding substandard living conditions have surged by 474% from 2019-20 to 2024-25, with repairs now making up 45% of Ombudsman casework. Claim Central is here to address these issues by advocating on behalf of residents for improved living conditions.
Understanding Legal Perspectives: What the Law Says
Section 11 of Landlord and Tenant Act 1985 applies to most residential tenancy agreements, but there are some exceptions. It does not apply to crown tenancies, fixed term tenancies for a term of 7 years or more; however, it does cover most other types of residential tenancy agreements. Section 11 does not apply to lodger agreements or a licence.
A landlord may also have repairing obligations which are specified in the tenancy agreement, for example, if the tenancy agreement states that the landlord will repair electric appliances.
What is the Landlord’s Responsibility for Repairs?
The property owner have to repair and keep any installations up to scratch for the supply of:
The rental company must repair and maintain furniture, fittings and facilities which are used to supply gas, water, electricity, sanitation, space heating and heating water, including;
- gas and water pipe fittings
- wiring and regularly used (especially if faulty) sockets
- plumbing and water tanks
- radiators and space heating appliances
Sanitation facilities include basins, sinks, baths and toilets.
Can You Withhold Rent if Repairs Aren’t Done?
Withholding rent because your landlord has failed to make repairs is a very risky move and should not normally be done without legal advice. There can be no question that tenants have rights, including the right to live in a safe, habitable property, but not paying the rent intended for that property can lead to rent arrears proceedings or worse, eviction proceedings.
- Notify the landlord of the problem in writing and provide a reasonable opportunity for the repairs.
- If there is a risk to health, inform the local council’s Environmental Health department of the issues.
- Use the “repair and deduct” option, where you make the arrangements for a repair and deduct it from your next rent payment, while maintaining clear evidence and notification.
- Consider making an application to a tribunal or court or requesting a Rent Repayment Order (RRO) as post-breach remedies in very serious situations.
That said, if your landlord won’t make repairs that would render the occupancy of the unit unreasonable, keep in mind that you should always get legal advice before considering rent withholding.
What legal options are available if a landlord fails to address an issue?
- Notify landlord: Clearly advise if you have repairs with a timeline for the repairs to be actioned.
- Contact council: alert the Council, particularly if there are any health and safety risks with the repairs that are required.
- Repairs and deduct: Only with the proper notice and proof of the repairs, can you withhold rent for repairs.
- Legal action: take them to court, or get a Rent Repayment Order from a tribunal if they have had significant issues that they have failed to address.
What is a Housing Disrepair Claim?
A housing disrepair claim is a legal proceeding a tenant can bring against their landlord if the rental property is in disrepair and the landlord has failed to take the necessary steps to remedy the repairs in a reasonable time.
A housing disrepair claim in the UK relates to a legal action taken by tenants against their landlord, with the action of the landlord not carrying out repairs of their rented property when the rented property is in disrepair, and there has been a clear long breach of the landlord’s repairing obligation. Common housing disrepair issues include damp, mould, failings in heating, electrical issues, or structural issues.
Landlords carry legal obligations to uphold safety and repair of the premises, and where the landlord contravenes these obligations the tenant may be able to claim damages for any inconvenience, distress, or injury suffered. In order to make a claim tenants need first to write to their landlord indicating the problems that need repair work and giving a reasonable time for any repairs to be carried out.
If the landlord refuses to act on any repairs, tenants may want to bring a claim through the courts for compensation and perhaps even force the landlord to make the repairs. The tenant should continue paying rent during this time, and gathering evidence such as photos and correspondence is recommended.
How Claim Central help?
At Claim Central, we assist tenants with housing disrepair claims by providing expert legal assistance. Our team helps to clarify your rights and assesses the strength of your claim. We help you collate vital pieces of evidence including photographs, medical reports, records of communications with your landlord, to help build up a strong claim for disrepair. Ultimately, we manage any correspondence on your behalf and legal notices so the claim proceeds efficiently.
Claim Central helps tenants pursue housing disrepair claims through knowledgeable legal advice. We explain your rights and the merits of your claim, and assist in gathering the relevant evidence such as photographs or medical evidence. We also deal with all communication and notices for you, in an attempt to make the claims process as simple for you as possible.
Legal Representation: if your landlord doesn’t want to do repairs, ClaimCentral can connect you to legal representation for you to obtain what you are owed. Claim Central can help with all aspects of housing disrepair claims, from reporting issues to negotiating and pursuing litigation if necessary.
When you are ready to start working with ClaimCentral, it’s time to go to www.claimcentral.co.uk, where you can fill out a contact form, and they will get back to you regarding your case. They are there to help you as a tenant resolve disrepair issues quickly and efficiently.
What Kinds of Housing Disrepair Situations Qualify for Compensation?
You can claim compensation for claims of housing disrepair against your landlord for things like: damp, heating not working and the associated health issues related to those types of problems. You can also claim costs you incurred because of the temporary accommodation and/or ongoing disrepair you have suffered; and even costs of repairs.
Please keep a record of everything – which will include: photographs, copying all communications, medical reports relating to any injuries and receipts for any expenses. You will need to give your landlord written notification of repairs needed, and a reasonable amount of time to make them. Do not withhold rent while waiting for repairs, as this will damage your case. You should get early legal advice from a specialist housing solicitor, as they will guide you on evidence and compensation.
Conclusion
Dealing with unresolved repairs can be incredibly frustrating, and it’s important to remember that it’s also a violation of your rights as a tenant. Claim Central is here to help you take action, speed up the process, and hold landlords accountable for their responsibilities. With the right support, having safe and decent housing isn’t just a dream—it’s a right you can stand up for.
