Why do I need to send a formal written notice to my landlord?

A formal written notice is required to trigger the landlord's repair duty under section 11 of the Landlord and Tenant Act 1985 for matters within the tenant's knowledge. This notice puts the landlord on formal record of the disrepair, which is a necessary step before their legal obligation to repair begins for specific issues.

How should I send the disrepair notice to ensure it is valid?

You should send the notice by email and recorded delivery to keep a written record with proof of the date. Sending the notice only via app or text is not recommended because it may not provide sufficient evidence of delivery. This method ensures you have a verifiable record that the landlord received the formal notice of disrepair.

What details must I include in the list of defects?

The notice must list each defect with specific details, such as the location and extent of the damage. Vague notices can undermine your case at trial. You should also attach dated photographs of each defect to provide clear evidence. For example, specify the size and duration of mould rather than just stating 'mould present'.

What are the expected timescales for the landlord to fix the issues?

Under Awaab's Law, statutory timescales apply for prescribed hazards. The template suggests requesting the landlord to investigate within 14 days and complete remedial works within 28 days. If the landlord fails to act, you may consider complaining to the local council's environmental health department or initiating court proceedings for damages and an injunction.

What should I ask the landlord to do in the notice?

The notice should request a written response within 14 days setting out the landlord's plan of works. If the landlord does not respond or act, the tenant can consider complaining to the local council, sending a pre-action protocol letter for court proceedings, or notifying the Housing Ombudsman if the landlord is a social landlord.

← All Templates

Housing

Housing Law

Updated 2026-05-21

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

Fill in your details

Complete the fields below. Required fields are marked with *.

Date of notice*

Landlord's name*

Landlord's address*

Property address*

Tenancy start date*

List of defects with specifics*

Investigation timescale (Awaab's Law: usually 14 days)*

Remediation timescale (Awaab's Law: usually 28 days)*

Your name*

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.

Official Resources

Section 11 LTA 1985 →Awaab's Law guidance →Shelter — disrepair →

Frequently asked questions

Why do I need to send a formal written notice to my landlord?: A formal written notice is required to trigger the landlord's repair duty under section 11 of the Landlord and Tenant Act 1985 for matters within the tenant's knowledge. This notice puts the landlord on formal record of the disrepair, which is a necessary step before their legal obligation to repair begins for specific issues.
How should I send the disrepair notice to ensure it is valid?: You should send the notice by email and recorded delivery to keep a written record with proof of the date. Sending the notice only via app or text is not recommended because it may not provide sufficient evidence of delivery. This method ensures you have a verifiable record that the landlord received the formal notice of disrepair.
What details must I include in the list of defects?: The notice must list each defect with specific details, such as the location and extent of the damage. Vague notices can undermine your case at trial. You should also attach dated photographs of each defect to provide clear evidence. For example, specify the size and duration of mould rather than just stating 'mould present'.
What are the expected timescales for the landlord to fix the issues?: Under Awaab's Law, statutory timescales apply for prescribed hazards. The template suggests requesting the landlord to investigate within 14 days and complete remedial works within 28 days. If the landlord fails to act, you may consider complaining to the local council's environmental health department or initiating court proceedings for damages and an injunction.
What should I ask the landlord to do in the notice?: The notice should request a written response within 14 days setting out the landlord's plan of works. If the landlord does not respond or act, the tenant can consider complaining to the local council, sending a pre-action protocol letter for court proceedings, or notifying the Housing Ombudsman if the landlord is a social landlord.