How to Report Repairs to Your Landlord (and What They Must Fix)

When something breaks in your rental, it's stressful. Not knowing what your landlord is legally required to fix — or how long they have to do it — makes it worse. This guide explains exactly how to report repairs to your landlord, what they must fix by law, and what steps to take if they're ignoring you.

Whether you're renting in TS5 or anywhere across Teesside, understanding the repair process protects you and ensures problems are handled properly and on time.

What Your Landlord Must Fix by Law

Under the Landlord and Tenant Act 1985 (Section 11) and the Homes (Fitness for Human Habitation) Act 2018, your landlord is legally responsible for keeping the following in good repair.

Structure and exterior. The roof, walls, windows, external doors, drains, guttering, and external pipes. If damp is coming through a cracked wall or a leaking roof, that's the landlord's responsibility — not yours. These are structural issues that affect the building itself.

Water, gas, and electricity supply. All installations for supplying water, gas, and electricity must be maintained. This covers pipes, wiring, boilers, radiators, and hot water systems. If your boiler breaks down in January in a Middlesbrough property, your landlord cannot tell you to buy a space heater and wait three months.

Sanitation. Baths, sinks, toilets, and internal drainage must all be kept in working order. If the toilet is leaking, blocking regularly, or the shower drain is clogged due to age (not misuse), your landlord must fix it.

Heating and hot water. Space heating and water heating installations must function properly. This is one of the most common repair requests across Teesside, particularly in older properties. It's also one of the more avoidable sources of tenant complaints — which is why getting it right matters.

Common areas. If you live in a flat with shared hallways, stairwells, or entrances, the landlord must maintain these too. Broken lighting, damaged handrails, or flooded communal areas are the landlord's responsibility.

What Your Landlord Is NOT Responsible For

Your landlord is generally not required to fix:

Damage you or your guests caused
Minor cosmetic issues like scuff marks or nail holes
Appliances you brought with you (your washing machine, for example)
Issues caused by your failure to maintain the property reasonably (blocked drains from misuse, mould from not ventilating)

The grey area sits around fair wear and tear versus tenant-caused damage. A carpet wearing thin after four years is normal. A carpet ruined by a pet your landlord didn't permit is your problem. Your rights as a tenant in Middlesbrough are protected by law, but they work both ways.

How to Report Repairs Properly

Getting repairs done quickly starts with reporting them correctly. Here's the process we recommend to tenants across Middlesbrough and Teesside.

Step 1: Report in Writing

Always report repairs in writing — email is ideal. A phone call is fine for urgent issues, but follow it up with a written message. This creates a record that proves when you reported the problem and what you said.

Include:

A clear description of the issue
Exactly where in the property the problem is
When you first noticed it
Photos or videos showing the damage (if possible)
Whether the issue is urgent (affecting health, safety, or security)

Example: "Hi, I'm writing to report that the boiler in the kitchen has stopped producing hot water as of Tuesday 18 August. The heating still works, but there's no hot water from any tap. I've attached two photos showing the error code on the boiler display."

This level of detail tells your landlord or letting agent exactly what they're dealing with. It's less likely to be misunderstood, and it's harder to ignore.

Step 2: Give Your Landlord Reasonable Time

For non-urgent repairs, landlords should respond within 14 days and arrange the work within a reasonable timeframe — typically 28 days depending on complexity.

For urgent repairs — no heating, no hot water, a burst pipe, a broken front door lock, electrical hazards — the landlord should respond within 24 hours and arrange emergency work as quickly as possible.

Step 3: Keep Records

Save all emails, texts, and letters. Note the date you reported the issue and any responses. If the matter escalates, this documentation is essential. You'll need it if you end up contacting the council or making a claim to the tribunal.

Step 4: Follow Up

If you've not received a response within a reasonable time, send a follow-up message referencing your original report. Be polite but clear that you expect the issue to be addressed. Include a deadline: "Please confirm receipt and provide a timeline for repair by [date]."

What to Do If Your Landlord Ignores You

Not all landlords are responsive. If your landlord fails to carry out necessary repairs, you have several options — and they escalate in formality.

Contact your letting agent first. If your tenancy is managed through an agent, contact them directly. A professional agent will have a structured maintenance process and will chase contractors on your behalf. This is where structured repair management makes a real difference.

Contact Middlesbrough Council. The Environmental Health team can investigate properties in disrepair and has the power to issue improvement notices. For serious cases affecting health — persistent damp, electrical hazards, or lack of heating — the council can take formal action.

Use the Housing Health and Safety Rating System (HHSRS). Council inspectors assess rental properties against 29 categories of hazard. If your property scores poorly, the council can require your landlord to take action. You can request this assessment directly.

Seek advice from Citizens Advice or Shelter. Both organisations offer free guidance on tenant rights and can help you understand your options if your landlord is unresponsive. They also provide templates for formal letters, which landlords tend to take seriously.

Consider the First-tier Tribunal (Property Chamber). In serious cases, you can apply to the tribunal to compel a landlord to carry out repairs. This is a formal process but doesn't require a solicitor. The tribunal can order repairs and award compensation for the period you've lived without them.

Important: Do Not Withhold Rent

It's tempting to stop paying rent until repairs are done. Don't. Withholding rent can give your landlord grounds to seek possession of the property, even if your complaint about repairs is valid. There are legal routes to resolve repair disputes — withholding rent is not one of them.

Emergency Repairs: What Counts

Some issues require immediate attention. These include:

Total loss of heating or hot water (especially in winter)
Burst pipes or severe leaks
Gas leaks (call the National Gas Emergency Service on 0800 111 999 immediately)
Total loss of electricity
Broken external doors or windows that compromise security
Sewage leaks or blockages affecting the property

For genuine emergencies, your landlord or letting agent should have an out-of-hours contact number. If you rent through a properly managed property, this service should be available around the clock. You shouldn't have to wait until 9am to report a burst pipe.

Renting Through a Professional Agency Makes This Easier

One of the biggest advantages of renting through a professionally managed property is the repair process itself. Every repair request is logged, categorised by urgency, and assigned to a vetted contractor.

You don't need to chase individual landlords or wonder whether your message has been read. A transparent system tracks every request from report to resolution, with regular updates on progress. Tenants across Middlesbrough postcodes (TS1, TS3, TS5, TS7) benefit from this when they rent through an agency with a proper maintenance network.

For you as a tenant, this means peace of mind that problems will be addressed promptly and professionally. No surprise: it also means your landlord is more likely to protect their investment, which protects your home too.

Know Your Rights and Get Things Fixed

Reporting repairs doesn't need to be confrontational. Most landlords want to maintain their properties — it protects their investment. But knowing your rights and following the correct process ensures that when issues arise, they're resolved quickly and without unnecessary stress.

Frequently Asked Questions

How long does my landlord have to fix a repair? For non-urgent repairs, landlords should respond within 14 days and complete the work within 28 days. For urgent repairs (heating, hot water, security, electrical hazards), they should respond within 24 hours. If they don't, you can contact the council or seek advice from Shelter or Citizens Advice.

What if my landlord says it's "fair wear and tear" but I think it's their responsibility? Fair wear and tear is gradual damage from normal use. A carpet wearing thin after five years is fair wear and tear. A hole in the carpet from a deliberate act is not. If you disagree with your landlord, document the condition with photos and get advice from Citizens Advice before taking further action.

Can I do the repair myself and deduct the cost from my rent? Not without your landlord's permission. If you pay for a repair your landlord was responsible for, you may be able to claim it back later, but this is complicated. Always get permission first or contact Shelter for advice on your specific situation.

What counts as an emergency repair? Emergencies include no heating or hot water (especially in winter), burst pipes, gas leaks, loss of electricity, broken locks or windows, or sewage problems. For gas emergencies, call the National Gas Emergency Service immediately on 0800 111 999. For others, contact your landlord or letting agent's out-of-hours number.

What should I do if the council investigates but my landlord still won't repair? If the council issues an improvement notice and your landlord ignores it, the council can carry out the works themselves and bill the landlord — or prosecute. If that still doesn't happen, you can apply to the First-tier Tribunal (Property Chamber) for a repair order. The tribunal can also award compensation for living in a defective property.

Should I take photos or video of repairs needed? Yes, absolutely. Photos and video are vital evidence if the repair dispute escalates. Show the damage clearly and include timestamps if possible. Send these photos with your written repair request so there's no ambiguity about what needs fixing.

What if my landlord keeps saying "next week" but never does the repair? After the first follow-up, stop accepting verbal promises. Send a formal email: "I am requesting that you complete the repair by [specific date]. If this repair is not completed, I will be reporting this matter to Middlesbrough Council's Environmental Health team." Then follow through if necessary.

Can I break my tenancy early if my landlord won't fix essential repairs? In some cases, yes — but this is complex and depends on how serious the issue is and whether the council gets involved. Contact Shelter or Citizens Advice before taking any action. Breaking the tenancy without legal grounds could leave you owing money and damaging your rental history.

If you're looking for a rental property in Middlesbrough where repairs are handled professionally, or if you're moving into your first rental property, take a look at what's available. Good landlords and professional agents make the repair process straightforward, fair, and stress-free.