Disrepair Notice to Landlord
Formal written notice to a landlord of disrepair in the property, triggering the s.11 LTA 1985 repair duty.
This template was not drafted by a solicitor.
It is an editorial reference based on the official sources we cite. You are responsible for any document you send. For high-stakes matters (court proceedings, large sums, deportation, criminal allegations, child welfare), have a regulated solicitor review or draft your document.
When to use this template
Disrepair has arisen and you want to put the landlord on formal notice. Required before the landlord's repair duty begins under s.11 Landlord and Tenant Act 1985 for matters within the tenant's knowledge.
When NOT to use this template
For emergency repairs already reported by phone — follow up in writing immediately; for common-parts defects the landlord already knows about.
Legal Basis
Section 11 Landlord and Tenant Act 1985; Defective Premises Act 1972 s.4; Homes (Fitness for Human Habitation) Act 2018; Awaab's Law for prescribed hazards.
Before you send
- Sending only by app or text — keep a written record with date proof (email + recorded delivery)
- Failing to list each defect with specifics — vague notice undermines the case at trial
- Not photographing each defect with a datestamp
Common Mistakes to Avoid
- ✗Sending only by app or text — keep a written record with date proof (email + recorded delivery)
- ✗Failing to list each defect with specifics — vague notice undermines the case at trial
- ✗Not photographing each defect with a datestamp
Build Your Letter
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Letter preview
[Your Name] [Property Address] [Telephone] [Email] [LANDLORD'S NAME] [LANDLORD'S ADDRESS] Date: [DATE OF NOTICE] Dear [LANDLORD'S NAME], FORMAL NOTICE OF DISREPAIR — [PROPERTY ADDRESS] I am the tenant of the above property under a tenancy that commenced on [TENANCY START DATE]. This is formal notice under section 11 of the Landlord and Tenant Act 1985, the Defective Premises Act 1972, and the Homes (Fitness for Human Habitation) Act 2018, of the following disrepair: [LIST OF DEFECTS WITH SPECIFICS] The defects affect the property's fitness for human habitation and your repair obligations as landlord. I have attached dated photographs. Under section 11, you have a duty to keep in repair the structure and exterior of the dwelling, and the installations for the supply of water, gas, electricity, sanitation, and heating. Where the defect is a prescribed hazard under Awaab's Law, statutory timescales apply for investigation and remediation. Please attend to investigate within [INVESTIGATION TIMESCALE (AWAAB'S LAW: USUALLY 14 DAYS)] and complete remedial works within [REMEDIATION TIMESCALE (AWAAB'S LAW: USUALLY 28 DAYS)]. If you do not, I will consider: - A complaint to the local council's environmental health department, who can issue improvement or hazard awareness notices under the Housing Act 2004 - A pre-action protocol letter for housing conditions claims, with a view to court proceedings for damages and a mandatory injunction - Notification of my landlord's complaints process and the Housing Ombudsman (if a social landlord) or my insurer Please confirm receipt of this notice and provide a written response within 14 days setting out your plan of works. Yours sincerely, [YOUR 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.