Landlord Not Doing Repairs? What Tenants in England Can Do in 2026
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A leaking roof, broken boiler, dangerous electrics or persistent damp can quickly turn a small problem into a stressful one — particularly when you've already reported it and nothing seems to be happening.
If you're renting privately in England in 2026, there are practical steps you can take to report the problem properly, create a clear record and decide what to do if your landlord doesn't respond.
1. Consider how serious the repair is
Different repair problems can require different levels of urgency depending on the circumstances.
An emergency may involve immediate danger to health or serious risk to the property, such as dangerous electrics, a major leak, a smell of gas or an unsafe structural problem.
Other problems — such as loss of heating or hot water, damp and mould, an unsafe external door or a fault affecting essential facilities — may require prompt attention, particularly where health, safety, weather conditions or vulnerability are factors.
More routine problems might include a dripping tap, sticking window or minor damage.
How quickly action is reasonably required will depend on the nature and seriousness of the problem and the individual circumstances.
2. Gather evidence
Before reporting the problem — and while you're waiting for it to be resolved — keep evidence.
Useful records can include:
- dated photographs and videos
- the date you first noticed the problem
- copies of emails or messages you've sent
- details of how the problem has worsened
- previous repair reports or inspection notes
- relevant receipts or other supporting documents
Keeping everything together can be particularly important if the issue later needs to be escalated.
3. Report the repair in writing
Even if you've already mentioned the problem by telephone or in person, put it in writing.
Email can be particularly useful because it creates a dated record.
Explain clearly:
- What is wrong?
- When did you notice it?
- How is it affecting the property or household?
- What action are you asking the landlord or agent to take?
Attach photographs or other evidence where appropriate and keep a copy of what you send.
4. Understand your landlord's legal repairing responsibilities
Under Section 11 of the Landlord and Tenant Act 1985, landlords have repairing obligations covering areas including the structure and exterior of the property and certain installations for water, gas, electricity, sanitation, heating and hot water.
Rented homes must also meet legal requirements relating to fitness for human habitation.
Exactly what applies can depend on the type of tenancy and circumstances, so tenants should check current official guidance if they're unsure.
5. Follow up if nothing happens
If you've reported the problem and received no meaningful response, follow up in writing.
Refer back to the date of your original report, explain that the problem remains unresolved and ask for confirmation of what will happen next.
There is not one universal legal deadline covering every private-sector repair. What amounts to a reasonable response time can depend on the seriousness and circumstances of the problem.
If there is an immediate danger to health or safety, use the appropriate emergency service rather than simply waiting for a landlord or agent to respond.
6. Consider escalating the problem
If a serious problem remains unresolved, you may need further help.
Depending on the circumstances, this could include contacting your local council's private-sector housing or environmental health team, Citizens Advice, Shelter or obtaining independent legal advice.
Where a rented property is not fit for human habitation, legal remedies may also be available.
Do not simply stop paying your rent because repairs haven't been completed. Withholding rent can create rent arrears and potentially make the situation more difficult. Get appropriate advice before considering action involving your rent.
Make the process easier
Dealing with a tenancy problem is much easier when you know what to record, what to put in writing and what your next step should be.
The Tenant Toolkit: England Edition brings practical renting guidance together in one place, including:
- a step-by-step repairs guide
- ready-to-use email templates
- guidance on when to use each template
- tenant rights information
- a tenant issue tracker
- check-in and check-out guidance
- deposit guidance
- negotiation support
- common tenant questions
- information on where to find free legal and housing help
Tenant Toolkit: England Edition — £9.99 digital download
This article provides general information and does not constitute legal advice. Housing law and individual circumstances vary. Check current official guidance or seek appropriate professional advice where necessary.