Landlord Repair Request Letter
Formally request repairs from your landlord citing the Landlord and Tenant Act 1985 and Homes (Fitness for Human Habitation) Act 2018.
When to use this template
Use this letter when your landlord has failed to carry out necessary repairs after an initial informal request, or when the disrepair is serious enough to warrant a formal written record. A formal written request starts the clock on the landlord's reasonable response time and creates an evidence trail for any later claim.
When NOT to use this template
Do not use this in an emergency — for dangerous gas leaks, flooding, or electrical faults posing immediate risk, call emergency services and your landlord by phone immediately. This letter is for putting a follow-up request in writing after an initial report.
Legal Basis
Landlord and Tenant Act 1985, s.11 (implied repairing covenant in short leases); Homes (Fitness for Human Habitation) Act 2018 (amending s.9A LTA 1985); Housing Health and Safety Rating System (HHSRS) under the Housing Act 2004. A landlord who fails to repair within a reasonable time may be liable in damages and can be subject to an improvement notice from the local authority.
Common Mistakes to Avoid
- ✗Not reporting the defect in writing — verbal reports are difficult to prove
- ✗Not giving the landlord a reasonable time to repair before pursuing further action (what is 'reasonable' depends on the severity — emergency issues require same day response)
- ✗Withholding rent — this is risky and may give the landlord grounds to pursue possession
- ✗Not keeping photographic evidence of the disrepair dated from when you first noticed it
Build Your Letter
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Letter preview
[YOUR FULL NAME] [YOUR ADDRESS (THE RENTAL PROPERTY)] [YOUR EMAIL ADDRESS] [DATE OF LETTER] [LANDLORD'S NAME OR COMPANY NAME] [LANDLORD'S ADDRESS] --- Dear [LANDLORD'S NAME OR COMPANY NAME], **FORMAL REQUEST FOR REPAIRS — [FULL ADDRESS OF THE RENTAL PROPERTY]** I am writing to formally request that you carry out necessary repairs at the above property, which I hold under a tenancy agreement dated [TENANCY START DATE]. **Summary of defects requiring repair** [DESCRIPTION OF THE DEFECTS REQUIRING REPAIR] I first reported these issues to you on [DATE YOU FIRST REPORTED THE ISSUE] [HOW YOU FIRST REPORTED IT]. Despite this, the repairs have not been carried out. **Your legal obligations** Under Section 11 of the Landlord and Tenant Act 1985, you are obliged to keep in repair the structure and exterior of the dwelling, and to keep in repair and proper working order the installations for the supply of water, gas, electricity, and sanitation. Under the Homes (Fitness for Human Habitation) Act 2018 (inserting s.9A into the LTA 1985), the property must be fit for human habitation throughout the tenancy. The defects described above are causing me [HOW THE DEFECTS ARE AFFECTING YOU]. **What I require** I ask that you: 1. Acknowledge receipt of this letter within 7 days. 2. Attend the property within [TIMEFRAME FOR INSPECTION] to inspect the defects and confirm a programme of works. 3. Complete the necessary repairs within a reasonable time of that inspection. **If you do not respond** If you fail to carry out these repairs within a reasonable time, I may: - Report the matter to the Environmental Health Department of [YOUR LOCAL COUNCIL NAME] Council, which may issue an improvement notice under the Housing Act 2004. - Issue proceedings in the County Court for breach of the repairing covenant and/or breach of the fitness for human habitation obligation, seeking damages and an order requiring the repairs to be completed. - Contact Shelter or Citizens Advice for further assistance. I hope we can resolve this matter without the need for formal proceedings. Yours sincerely, [YOUR FULL NAME]
Unfilled fields appear as [FIELD NAME]. Review the letter carefully before sending. This template is a starting point — adapt it to your specific circumstances.