How can I get repairs done?
You need to notify the landlord of any repairs that are needed. You should:
- notify the landlord in writing, remembering to date the letter
- give the landlord a reasonable period of time to carry out repairs
- keep copies of all letters to the landlord
- keep a record of the landlord's responses
- take photographs of items in need of repair
Repairs that are the responsibility of the landlord should be carried out within a 'reasonable' period of time. This period of time will depend on the type of repair required. For example, a faulty gas boiler is urgent, but a leaking tap is not.
If the tenant is responsible for the repair, you should:
- carry out the repair within a reasonable period of time
- keep receipts for any work and material costs, as you could be liable for work carried out incorrectly
What to do if the repairs are not done
If you have given the landlord written notice of repairs and
allowed a reasonable period of time, but still the landlord has
failed to carry out the repairs, then you may be able to take
action.
The most appropriate course of action will depend on the type and urgency of repair and the type of tenancy you have. You can:
- seek advice from a solicitor, Citizen's Advice Bureau, Shelter, or other housing advice centre
- apply for a court order to force your landlord to carry out the repairs
- carry out the repairs yourself
If you plan to carry out the repairs yourself, you should warn the landlord of your intentions in writing. Keep all receipts and claim the money back from the landlord. In some circumstances you may deduct the money spent on repairs from your rent, but again the landlord should be notified in advance. If the landlord takes you to court claiming that you owe money for rent, you should say:
- that you were forced to get the work done because the landlord had failed to carry out necessary repairs (using dated letters)
- exactly what you spent on repairs
Note: it is a good idea to seek advice from the council, a solicitor or an advice agency if matters get this far.
Contact the council
If you feel that items in need of repair are damaging your
health you should contact the council (environmental health). An
officer will inspect the problem and, where necessary, notify the
landlord of repairs he is responsible for. If the landlord fails to
carry out these repairs, and the repairs are sufficiently serious,
then an officer can carry out the repair and charge the landlord
for costs.
Environmental
health, tel: (020) 8825 6622
Office hours: Mon-Fri, 8.30am-4.30pm
Email:
privatehousing@ealing.gov.uk