Pre-Action Protocol Letter — Housing Disrepair
A formal letter before action complying with the Pre-Action Protocol for Housing Disrepair Cases, notifying a landlord of defects and requiring repair.
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
Use this letter when your landlord has failed to carry out repairs after you have already reported defects, and you are considering commencing a disrepair claim in the county court. The Pre-Action Protocol for Housing Disrepair Cases requires you to follow this process before issuing proceedings. It is suitable for both private landlords and social landlords (housing associations / councils).
When NOT to use this template
Do not use this letter as a first report of a defect — you must have already reported the problem and given the landlord a reasonable time to repair. If you are facing eviction, use the Section 21 Defence template instead. This letter is not appropriate for emergency repair situations where you need urgent action.
Legal Basis
Pre-Action Protocol for Housing Disrepair Cases (Civil Procedure Rules); Landlord and Tenant Act 1985 s.11 (implied repairing covenant); Homes (Fitness for Human Habitation) Act 2018; Housing Health and Safety Rating System (HHSRS) under the Housing Act 2004.
Before you send
- Sending the pre-action letter before having first reported the defect in writing — the protocol requires prior notification
- Not keeping photographs and dated evidence of the disrepair and its effects on the household
- Failing to specify each defect separately with the date it was first reported
Common Mistakes to Avoid
- ✗Sending the pre-action letter before having first reported the defect in writing — the protocol requires prior notification
- ✗Not keeping photographs and dated evidence of the disrepair and its effects on the household
- ✗Failing to specify each defect separately with the date it was first reported
- ✗Requesting repairs in the same letter as claiming compensation without making the two elements clear
- ✗Not allowing at least 20 working days for the landlord to respond to the letter of claim
Build Your Letter
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Letter preview
[YOUR FULL NAME] [YOUR ADDRESS] [YOUR EMAIL ADDRESS] [DATE OF LETTER] [LANDLORD'S NAME OR COMPANY] [LANDLORD'S ADDRESS] --- Dear [LANDLORD'S NAME OR COMPANY], **LETTER OF CLAIM — HOUSING DISREPAIR** **Pre-Action Protocol for Housing Disrepair Cases** I am writing in accordance with the Pre-Action Protocol for Housing Disrepair Cases as set out in the Civil Procedure Rules. This letter is a formal Letter of Claim and I require you to respond within **20 working days** of the date of this letter. **The Property** Property address: [ADDRESS OF THE RENTED PROPERTY] Tenancy commenced: [DATE TENANCY BEGAN] Tenancy type: [TYPE OF TENANCY] **The Disrepair** The following defects exist at the property, details of which are set out below. Each defect has been previously reported to you but has not been remedied within a reasonable time. [LIST OF DEFECTS (ONE PER PARAGRAPH)] The defects were first reported to you on [DATE OF FIRST REPAIR REPORT] by [HOW REPAIRS WERE REPORTED]. I attach copies of all relevant correspondence. Under section 11 of the Landlord and Tenant Act 1985, you are under an implied obligation to keep the structure and exterior of the dwelling-house in repair and to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas, electricity, and for sanitation. The Homes (Fitness for Human Habitation) Act 2018 further requires that the property be fit for human habitation throughout the tenancy. The defects described above constitute a breach of your repairing obligations. I have suffered the following damage and inconvenience as a result: [HARM / INCONVENIENCE SUFFERED]. **What I Require** 1. A full schedule of the works you intend to carry out and the proposed start and completion dates, within 20 working days of this letter. 2. Completion of all necessary repairs within a reasonable time thereafter. 3. Compensation of £[COMPENSATION AMOUNT SOUGHT (£)] for the inconvenience, distress, and any special damages I have suffered (details enclosed). **Expert Evidence** I reserve the right to instruct an independent expert to inspect the property and prepare a report if you do not respond satisfactorily. I invite you to agree to a joint single expert. **Next Steps** If you fail to respond within 20 working days, or if your response is unsatisfactory, I will issue proceedings in the County Court without further notice and will seek an order for repair, damages, and costs. Yours faithfully, [YOUR FULL NAME] *Enc: Photographs of defects; copies of previous repair reports; schedule of special damages*
Unfilled fields appear as [FIELD NAME]. Review the letter carefully before sending. This template is a starting point — adapt it to your specific circumstances.