What to Do If Your Landlord Isn't Making Repairs

Renting a property in Middlesbrough should mean living in a home that is safe, warm, and well-maintained. Your landlord has a legal obligation to keep the property in good repair, and when that obligation is not met, you have clear rights and practical steps available to you.

If you have reported a repair issue and your landlord has not responded — or has ignored the problem — this guide explains what to do next. We will walk through your rights under English law, the correct process for escalating complaints, and the organisations that can help.

Your Landlord's Legal Obligations

Under the Landlord and Tenant Act 1985, your landlord is responsible for maintaining the structure and exterior of the property, the heating and hot water systems, and the sanitary installations (basins, baths, toilets). The Homes (Fitness for Human Habitation) Act 2018 goes further, requiring that rented properties are fit for human habitation throughout the tenancy — covering issues like damp, mould, ventilation, pest infestations, and fire safety.

In practical terms, this means your landlord must:

Repair the roof, walls, windows, and external doors
Maintain the boiler, radiators, and hot water system
Fix broken plumbing and drainage
Address damp and mould caused by structural issues
Ensure gas and electrical installations are safe
Keep communal areas in good repair (for flats)

Your landlord is not responsible for damage caused by you, minor cosmetic issues that do not affect habitability, or repairs to items you have brought into the property yourself.

Step 1: Report the Problem in Writing

The most important thing you can do is create a written record. Even if you have already mentioned the issue verbally or by phone, follow up with a written communication — email is ideal because it is dated and easy to store.

Your message should include:

A clear description of the problem
When you first noticed it
Any photographs showing the issue
A request for a specific timeframe for the repair

Keep your tone factual and polite. Something like: "I am writing to formally report a leak from the bathroom ceiling that I first noticed on [date]. Water is coming through when the upstairs bath is used. I have attached photographs. Could you please arrange for this to be inspected and repaired within the next 14 days?"

If your tenancy is managed by a letting agent in Middlesbrough, direct your communication to them. A professional agent will have a maintenance reporting system and should acknowledge your request promptly.

Step 2: Allow Reasonable Time

Once you have reported the issue in writing, your landlord is entitled to a reasonable period to arrange the repair. What counts as reasonable depends on the severity of the problem.

Emergency repairs — no heating in winter, a gas leak, flooding, total loss of electricity — should be dealt with within 24 hours. If there is an immediate safety risk, call the National Gas Emergency Service (0800 111 999) for gas issues, or contact your electricity provider.

Urgent repairs — a broken boiler in mild weather, a significant plumbing leak, a broken external door lock — should typically be addressed within three to seven days.

Non-urgent repairs — a dripping tap, a cracked tile, a stiff window handle — a period of 14 to 28 days is generally considered reasonable.

Step 3: Send a Follow-Up Letter

If the reasonable period has passed without action, send a second written communication referencing your original report. State clearly that the issue remains unresolved and that you expect a response within a specific timeframe — seven days is standard for a follow-up.

Mention your rights under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. This is not confrontational — it simply makes clear that you are aware of your legal position.

Step 4: Contact Your Local Council

If your landlord continues to ignore the problem, Middlesbrough Council's Environmental Health team can intervene. They have the power to inspect the property and, if they find a category 1 or category 2 hazard under the Housing Health and Safety Rating System (HHSRS), they can serve an improvement notice requiring the landlord to carry out repairs within a set timeframe.

You can contact Middlesbrough Council's housing team by phone or through their website. Be prepared to provide your tenancy agreement, copies of your written communications, and photographs of the issue.

The council's involvement is free and confidential. Landlords who fail to comply with improvement notices can face fines or even prosecution.

Step 5: Consider a Rent Repayment Order

Since the Homes (Fitness for Human Habitation) Act 2018 came into force, tenants can apply to the First-tier Tribunal (Property Chamber) if their rented property is unfit for habitation. The tribunal can order the landlord to carry out repairs and, in some cases, award compensation or a rent repayment order.

This route is more formal and may benefit from legal advice. Citizens Advice Middlesbrough can help you understand whether your situation qualifies and guide you through the application process.

Step 6: Withholding Rent — Proceed with Extreme Caution

You may have heard that tenants can withhold rent if repairs are not made. This is technically possible in very specific circumstances, but it is risky and should only be done with legal advice. If you withhold rent incorrectly, your landlord could pursue you for arrears and potentially seek possession of the property.

The safer approach is to continue paying rent, document everything, and pursue the formal routes described above. Your consistent rent payments strengthen your legal position considerably.

What About Retaliatory Eviction?

If you have complained about repairs and your landlord responds by trying to evict you, this may constitute retaliatory eviction. The Deregulation Act 2015 provides protection: if a landlord has been served with an improvement notice by the council, they cannot use a Section 21 (no-fault) eviction notice for six months.

This protection means you should not be afraid to report repair issues. The law is on your side.

Organisations That Can Help

Several organisations offer free advice and support for tenants in Middlesbrough and Teesside:

Citizens Advice Middlesbrough — free advice on housing rights, disrepair claims, and dealing with unresponsive landlords.

Shelter — national housing charity with a free helpline (0808 800 4444) and online advice covering all aspects of renting.

Middlesbrough Council Environmental Health — can inspect properties and enforce repair obligations on landlords.

Acas — if the dispute relates to a deposit, Acas can provide mediation guidance.

How a Professional Letting Agent Prevents These Problems

Most repair disputes arise when properties are managed directly by landlords who lack the systems, responsiveness, or knowledge to handle maintenance properly. A professional letting agency in Middlesbrough acts as the intermediary — receiving repair reports, dispatching contractors, and ensuring that legal obligations are met without the tenant needing to chase.

At Ascot Knight, every property we manage has a dedicated maintenance reporting process. Tenants can report issues quickly, and our team coordinates repairs with trusted local contractors. We keep landlords informed, ensure compliance with all safety regulations, and maintain written records of every maintenance action.

If you are a tenant in Middlesbrough or Teesside and are looking for a well-managed rental property, or if you are a landlord who wants to ensure your tenants never face these frustrations, contact Ascot Knight today. Professional management protects everyone involved.