How long does a landlord have to do repairs?

The law requires repairs within a reasonable time. In practice that means days for a dangerous defect such as no heating or an insecure door, and around 28 days for routine disrepair.

Can I be evicted for complaining about repairs?

Retaliatory eviction protections restrict a landlord serving a section 21 notice after the council serves an improvement notice, which is why reporting in writing matters.

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Free letter to your landlord requesting repairs

Report disrepair, damp or a safety hazard to your landlord or letting agent in writing. A dated letter is what protects you later: it starts the landlord's liability and supports a council complaint or a disrepair claim.

Who this letter is for

Put disrepair in writing and give your landlord a deadline to fix it. It is written in the formal register companies, landlords and card issuers expect, and it records the facts, the remedy sought and the deadline in a way that supports any later escalation to an ombudsman or the courts.

How to use this template

1Photograph every defect with a visible date and note when you first reported it.
2Download the template and list the defects room by room.
3Give 7 days for an inspection and 28 days for the repairs, sooner if unsafe.
4Send it by email and post, and keep the delivery proof.
5If nothing happens, report the property to your council's environmental health team.

What to include before you send it

Describe each defect and where it is, room by room — vague letters get ignored.
Photograph everything with a visible date and keep copies of your letter.
If the landlord does nothing, report it to your council's environmental health team.

The rights you are relying on

Landlord and Tenant Act 1985 section 11, the Homes (Fitness for Human Habitation) Act 2018, and the Housing Health and Safety Rating System enforced by your council.

The letter template

[Your name]
[Property address]
[Email address] · [Phone number]
[Date]

[Landlord or letting agent name]
[Address]

Re: Formal notice of disrepair at [PROPERTY ADDRESS]

Dear [Name],

I am the tenant of the above property under a tenancy that began on [DATE]. I am giving you formal written notice of the following disrepair:

1. [Room] — [describe the defect, e.g. persistent damp and black mould on the external wall], first reported to you on [DATE].
2. [Room] — [describe the defect, e.g. the boiler has produced no hot water since [DATE]].
3. [Room] — [describe the defect, e.g. a broken window lock leaving the property insecure].

You are responsible for keeping the structure, exterior, and the installations for water, gas, electricity, sanitation, space heating and hot water in repair and proper working order, and for ensuring the property is fit for human habitation.

Please arrange an inspection within 7 days and complete the repairs within 28 days, or sooner for anything affecting health or safety. Please confirm the appointment dates in writing and give at least 24 hours' notice of any visit.

If the repairs are not carried out, I will report the property to [council name]'s environmental health team, which can serve an improvement notice, and I will take advice on a claim for disrepair and compensation for the period I have lived with these conditions.

Yours sincerely,

[Your name]

Enclosures: dated photographs, previous correspondence.

Frequently asked questions

How long does a landlord have to do repairs?: The law requires repairs within a reasonable time. In practice that means days for a dangerous defect such as no heating or an insecure door, and around 28 days for routine disrepair.
Can I be evicted for complaining about repairs?: Retaliatory eviction protections restrict a landlord serving a section 21 notice after the council serves an improvement notice, which is why reporting in writing matters.

Turn this example into your own formal letter

The £0.59 option creates one formal letter using your names, dates, sums and evidence. The £3.99 Case File also includes an email, evidence checklist, action plan and follow-up notice.

Uses the facts you provide Includes a clear response date

Personalise this letter — £0.59

Or read more about our personalised disrepair letter.

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