Private Tenant Repairs

Your responsibilities as a tenant:

• carrying out minor repairs such as replacing light bulbs or clearing a blocked sink
• repairing any damage caused by you or a visitor to the property

Your landlord’s responsibilities:

• carrying out repairs to the structure and exterior such as roof, walls, floors and windows
• the upkeep of the outside of the building including gutters, pipes and drains
• carrying out repairs to the plumbing and sanitary conveniences such as baths, toilets, sinks and basins
• maintenance of the heating and hot water systems
• carrying out repairs of installations such as electrical wiring, gas piping, fixed heaters and water heaters
• the installations within and associated with the dwelling for food safety

Report a problem to your landlord or managing agent

Urgent repairs

For urgent repairs, such as lack of heating or hot water:

• follow up a telephone call with an email or letter
• if you have no response or your landlord refuses to do the work contact 0208 554 5000
• if you smell gas contact 0800 111 999

Less serious repairs

For less serious repairs:

• contact your landlord or agent by telephone in the first instance
• use the template letters on the Shelter website to help you

Letter templates 

The Shelter website has useful template letters that you can use to report repairs to your landlord. If you have not heard from your landlord within 10 working days, we would recommend you send your landlord a reminder letter.

Landlords should normally fix serious hazards such as a broken boiler or an electricity failure within 1 to 3 working days, but less serious hazards such as a dripping tap or broken kitchen units can be repaired over a longer timescale.

What to do if your landlord fails or refuses to carry out repairs 

If you do not hear back from your landlord or if your landlord refuses to carry out the repairs, further action may need to be taken.

Before contacting the council, please make sure you have followed our advice to get your repairs fixed by the landlord. We will ask to see a copy of the correspondence you have sent to your landlord, together with their response (if any).

If your landlord doesn't carry out the required repairs it is important that you do not withhold your rent. This may result in the landlord applying for possession of the property. There is then a risk you may then be considered as intentionally homeless and you may not be eligible for rehousing assistance from the council.

What is expected of you

If your landlord agrees to carry out the repairs required it is important that you give them reasonable access to inspect the property, time to find a tradesman and enough time to start the work. Your landlord should let you know how long it will take to complete the work.

How we can help

We advise you to try to resolve any issues with disrepair with your landlord in the first instance.

If you are unable to resolve the problem by contacting your landlord yourself, you can contact us on 0208 554 5000 or report the issue to us by completing a report form or emailing housing.standards@redbridge.gov.uk

We will ask to see a copy of the correspondence you have sent to your landlord, together with their response (if any).

In the first instance, we will normally write to your landlord or agent to explain that a complaint has been received. We will ask them to respond to us within 21 days to explain the steps they are taking to resolve the complaint.

If that fails to resolve the issue we will arrange a convenient time for an Enforcement Officer to visit and carry out an inspection of the property. From this we will decide on what further action is required.

Homes (Fitness for Human Habitation Act) 2018

New legislation under the Homes Fitness for Human Habitation Act will come into force in March 2019. The Act puts an obligation on landlords to keep their property in a good condition.

Landlords must ensure that the property is fit for human habitation at the start of the tenancy and during the term of it. The property must be free from hazards from which a risk of harm may arise to the health and safety of the tenant. A tenant has a right to take legal action for breach of contract if the property is unfit for human habitation.

If you consider your property is not fit for human habitation you should contact the Council and our housing enforcement officers may undertake an inspection under the  Housing Health and Safety Rating System (HHSRS) assessment and must take action if they consider that serious health and safety hazards exist in the property.

Information on common problems 

Information and contact details for common problems that tenants experience with their properties:

• if you smell gas phone the National Grid immediately on 0800 111 999 (Text Relay customers should dial 18001 before this number to access the Text Relay service)
• Damp and Mould
• Fire safety
• Home security