Landlords can only be expected to do repairs if you tell them what needs doing - until you have done this, they are not liable. It is advisable that you do this in writing, listing the repairs that need to be done. Once you have reported a repair the landlord must do it within a reasonable period of time, although what is reasonable will depend on the nature of the repair.

The landlord must ensure that the repairs are done in an orderly and efficient way with minimum inconvenience to you. If the works are disruptive or if property or decorations are damaged you can apply to the court for compensation or, if necessary, for an order to make the landlord behave reasonably.

Repair Disputes

Many landlords are very conscientious about maintaining their property. It is, after all, in their interests to keep it in good condition. But some landlords are not helpful and repairs can remain outstanding from a long time, often at great inconvenience to the tenant.

Going to court to force your landlord to do repairs is an option, but can be lengthy and expensive. What you cannot do is simply stop paying the rent - the fact that the landlord has vowed to do the repairs is not grounds for defence if they sue you or try to evict you for non-payment.

If persuasion, or persistence, does not work, you can warn the landlord that unless they carry out the repairs, you will have them done yourself, and then deduct the cost from future payments of rent. In such a case it is obviously safest to get at least two estimates first and send these to the landlord in advance, so they can be no argument that the cost is excessive.

• See also: Renting, Letting and the Law: Damage and Repairs

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