A boiler that keeps breaking down. Mould spreading across the bedroom. A leaking roof. Dangerous electrics. A window that hasn’t shut properly for months.
You tell your landlord and hear something such as:
“That’s your responsibility.”
“We can’t do the work while you’re living there.”
“If I have to improve the property, your rent will go up.”
Or perhaps the sentence renters fear most:
“If you’re not happy, I’ll just find another tenant.”
That fear matters. It is easy to tell somebody to “know their rights” when you aren’t the person relying on the landlord for somewhere affordable to live.
But the balance changed significantly in England on 1 May 2026, when major parts of the Renters’ Rights Act reforms came into force and Section 21 no-fault eviction came to an end under the new private renting system.
Landlords can still recover their properties using specified legal possession grounds. Renters can still be evicted in legitimate circumstances.
What has changed is the ability to rely on the old Section 21 route simply to end most private tenancies without establishing one of those possession grounds.
And that could make an enormous difference to people who have previously been too frightened to complain about the state of their home.
If you’re frightened of losing your home, your aim is to create a record showing that:
✓ You paid your rent.
✓ You looked after the property.
✓ You reported the problem.
✓ You supplied evidence.
✓ You allowed reasonable access.
✓ You gave the landlord the chance to sort it out.
✓ You escalated the issue appropriately when they didn’t.
Don’t simply stop paying rent because your landlord hasn’t completed a repair. Get specialist advice before doing anything that could put you into rent arrears or affect your tenancy.
1. “It’s your responsibility to fix it”
Sometimes it will be.
Tenants are expected to take reasonable care of their homes and can be responsible for damage they, members of their household or visitors cause.
But landlords have legal repairing responsibilities too.
According to the Government’s private renting guidance, landlords are responsible for repairs including:
- the property’s structure and exterior
- basins, sinks, baths and other sanitary fittings
- pipes and drains
- heating and hot water
- gas appliances, pipes, flues and ventilation
- electrical wiring
- damage caused while attempting repairs
The Government also explicitly says tenants cannot be forced to carry out repairs that are their landlord’s responsibility.
Check the official GOV.UK private renting repair guidance here.
How to fight this without starting a war
Don’t immediately respond with “you’re breaking the law”.
Ask the landlord to explain why they believe you’re responsible.
Thanks for getting back to me. You’ve said that this repair is my responsibility. Before I arrange or pay for any work, could you please confirm which part of my tenancy agreement or repairing responsibility you believe makes me responsible for it? I’d like to make sure I understand my obligations correctly.
You haven’t accused anyone of anything. You haven’t agreed to pay. You have simply asked them to put their position in writing.
Citizens Advice: useful if you need to establish who is legally responsible for a particular repair.
Check Citizens Advice’s landlord repair guidance.
Shelter England: particularly useful if the landlord won’t act, the problem is serious or you’re worried that complaining could affect your tenancy.
2. “We can’t do the repairs while you’re living here”
Don’t automatically accept this.
Many repairs can be carried out while a tenant remains in their home.
Government guidance for landlords actually states that the tenant has the right to stay in the property during repairs.
Landlords normally need to give at least 24 hours’ notice before coming into the property to inspect it or carry out repairs, except where immediate access is needed in an emergency.
See the Government’s guidance on carrying out repairs in rented properties.
There will obviously be situations where major structural or redevelopment work genuinely cannot safely happen around somebody living in the building.
But there is a big difference between:
“It would be much easier if you moved out.”
and:
“The nature of this work genuinely requires the property to be vacant.”
What should you say?
Please could you confirm in writing why the property needs to be vacant, what work is being carried out, how long it is expected to take, what arrangements are proposed while I cannot occupy the property, what happens to my tenancy during that period and what the arrangements are for my return?
Don’t casually hand back your keys, sign something described as a “surrender”, or agree that your tenancy is ending because your landlord says renovations need to happen.
If you are being asked to leave even temporarily and aren’t completely certain what you’re agreeing to, speak to Shelter or Citizens Advice first.
3. “If you keep complaining, I’ll find another tenant”
This is where the 2026 changes become particularly important.
From 1 May 2026, Section 21 no-fault eviction was abolished for private assured tenancies in England under the new system.
Shelter specifically advises that landlords cannot now give tenants a Section 21 notice simply because they have asked for repairs or complained about their home.
Read Shelter’s current advice on revenge eviction and repairs.
That does not mean a landlord can never evict you.
There remain statutory grounds on which possession can legitimately be sought, including circumstances involving rent arrears and, subject to the relevant rules, a landlord genuinely wishing to sell or move themselves or certain family members into the property.
Continue paying your rent and complying with your tenancy obligations.
If you receive a possession notice, get it checked rather than deciding for yourself that it must either be valid or invalid.
What should I say if eviction is threatened?
Keep your response short.
I’ve received your message regarding possession of the property. I will take advice about my tenancy and the appropriate process before responding. I will continue to comply with my tenancy obligations in the meantime.
Then who do I call?
Shelter England: get advice about the notice and your tenancy.
Citizens Advice: ask them to help you understand your position and next steps.
Your local council: if losing the property could make you homeless, contact its Housing Options or Homelessness Prevention service immediately rather than waiting until you have nowhere to live.
Use GOV.UK to find help from your council if you’re threatened with homelessness.
4. “If I fix or improve it, I’ll just put your rent up”
This threat needs more nuance because landlords can still legally increase rents.
But they cannot simply invent whatever additional charge they want because you’ve asked for a necessary repair.
Under the new assured periodic tenancy system, landlords generally have to use the statutory rent increase process.
From 1 May 2026, the rules generally require at least two months’ notice, and rent cannot normally be increased more than once a year.
A rent increase also cannot normally take effect in the first year of a tenancy.
Tenants can challenge a proposed increase through the First-tier Tribunal where they believe the proposed rent is above the open-market rent.
Check the current GOV.UK rent increase rules.
And there is an important common-sense distinction between improving a home and repairing something the landlord already has a responsibility to maintain.
If your heating system has broken, getting it working again isn’t the same thing as asking the landlord to install an expensive designer kitchen because you’d quite like one.
Don’t simply decide to ignore the increase and keep paying the old amount indefinitely.
Check:
✓ Has the correct statutory procedure been used?
✓ Has the correct notice been given?
✓ When was your rent last increased?
✓ Is this actually a rent increase or is somebody trying to impose a separate charge?
✓ Does the proposed new rent appear to reflect the property’s open-market rent?
Get Citizens Advice or Shelter to check your individual circumstances if you are unsure.
5. “There’s nothing the council can do”
There can be quite a lot the council can do.
Local authorities use the Housing Health and Safety Rating System, or HHSRS, to assess hazards in rented housing.
This can include serious issues involving damp and mould, excess cold, fire, dangerous electrics and structural hazards.
Depending on what the council finds, it has enforcement powers that can include serving an Improvement Notice requiring specified work to be completed.
Read the Government’s guidance on landlord responsibilities and HHSRS inspections.
Which part of the council should I contact?
Search your local authority website for one of these departments:
- Private Sector Housing
- Private Rented Housing
- Housing Standards
- Environmental Health
Then give them something concrete to work with.
I am a private tenant at [address]. I reported [specific problem] to my landlord on [date] and followed up on [dates]. It remains unresolved and I am concerned that it presents a risk to health or safety. I have photographs and copies of my correspondence. Please could you advise whether the council can inspect the property or take action under its housing enforcement powers?
Citizens Advice also has guidance specifically explaining how tenants can ask their local authority to inspect a rented property.
See the Citizens Advice guide to getting the council involved.
Keep:
✓ Photos and videos
✓ The original repair request
✓ Follow-up messages
✓ The landlord or agent’s replies
✓ Dates contractors attended
✓ Photographs of unsuccessful repairs
✓ Your tenancy agreement
✓ Relevant professional evidence where appropriate
If a leak, damp patch or other problem is getting worse, photograph it again over time rather than relying on one old photograph.
6. “It says in the tenancy agreement that I don’t have to fix it”
Your tenancy agreement is important.
But a contract cannot simply make statutory landlord repairing obligations disappear.
The Landlord and Tenant Act 1985 contains important repairing duties, while the Homes (Fitness for Human Habitation) legislation provides protections around homes being fit to live in.
Where the relevant legal requirements aren’t met, tenants may ultimately have routes through the courts. Depending on the case, a court can potentially order repairs and award compensation.
But legal action is normally something to consider after obtaining advice and attempting the appropriate earlier steps.
What should I ask an adviser?
Take your agreement with you and ask:
“Does this clause actually change my landlord’s statutory repairing obligations?”
Don’t rely entirely on a landlord or letting agent to interpret a clause that benefits them.
7. “There’s nothing you can actually do about it”
There are several possible routes depending on what has happened.
They can include:
- council enforcement
- legal action over serious disrepair or fitness
- challenging certain rent increases
- action over harassment or illegal eviction
- and, for particular housing offences, applying for a Rent Repayment Order
This last one has become particularly eye-catching because the rules changed in 2026.
For qualifying offences, tenants can now potentially apply for a Rent Repayment Order covering up to two years’ rent.
Read the official Government Rent Repayment Order guidance.
Rent Repayment Orders only apply where specified housing offences are involved.
These can include offences involving illegal eviction or harassment, certain licensing offences and failure to comply with particular housing enforcement requirements.
Ordinary failure to complete a repair does not automatically qualify.
Who can help with Rent Repayment Orders?
The Government’s current tenant guidance identifies organisations that may be able to assist people considering Rent Repayment Orders, alongside general help available from councils and housing advisers.
Do not lead a routine repair complaint by threatening your landlord with two years’ rent repayment.
Find out first whether a qualifying offence has actually occurred.
My landlord keeps ignoring me. What do I write?
If you have already reported the problem but nothing is happening, turn your next message into a clear written record.
Subject: Outstanding repair at [address]
Hi [name],
I’m following up regarding the outstanding repair at [address].
I first reported the problem on [date] and followed up on [dates]. It remains unresolved.
The current condition is [brief factual description]. I have attached photographs and copies of the relevant previous correspondence.
Please could you confirm what action will now be taken and when the repair will be inspected or completed?
I am happy to provide reasonable access by arrangement.
I would prefer to resolve this directly, but if the problem remains unresolved I will seek advice about the appropriate next steps.
Many thanks,
[Name]
Shelter also has free repair letter templates covering ordinary repairs, urgent repairs, damp, council inspections and other common situations.
See Shelter’s private renter letter templates.
What if my landlord suddenly says they’re selling?
A landlord can genuinely have a legal route to possession where they intend to sell, provided the requirements of the relevant possession ground are met.
So don’t automatically accuse them of inventing a sale because you’ve complained about repairs.
But neither should you assume that a text saying “I’m selling, so you’ll have to be gone next month” is the entire legal process.
Ask for everything in writing.
Keep all earlier messages about the repairs.
If the announcement arrives suspiciously soon after a serious dispute, preserve the timeline and show it to Shelter, Citizens Advice or another qualified housing adviser.
What if the landlord tries to force me out?
This is much more serious than an argument about repairs.
Trying to force somebody from their home by means such as changing locks, serious harassment or deliberately interfering with essential services can potentially amount to unlawful behaviour.
Don’t physically confront the landlord.
Contact your council and ask whether it has a Tenancy Relations Officer, Private Sector Housing team or equivalent service dealing with illegal eviction and landlord harassment.
Get specialist housing advice immediately.
If you are in immediate danger or believe a crime is taking place, contact the police.
I’ve been given an eviction notice. What should I do today?
Don’t assume that receiving a notice means you have to leave immediately.
Don’t ignore it either.
- Photograph or scan every page.
- Keep the envelope and any accompanying messages.
- Contact Shelter or Citizens Advice.
- Ask them to check what type of notice you’ve received and what it means.
- If you could become homeless, contact your council immediately.
Tell the council:
Find your council’s homelessness help through GOV.UK.
1. Photograph the problem.
2. Check your tenancy agreement.
3. Report the problem calmly and in writing.
4. Keep paying your rent.
5. Allow reasonable access for legitimate repairs.
6. Follow up in writing.
7. Quietly get independent advice.
8. Send a formal written complaint.
9. Contact the council over serious unresolved hazards.
10. Get immediate advice if eviction is threatened.
You don’t need to tell your landlord every organisation you’ve contacted. Get advice first, establish your position and decide on the safest next move.
Who should renters contact for help?
Best for checking the official rules covering private renting, repairs, possession, rent increases and Rent Repayment Orders.
Particularly useful for eviction notices, serious repair problems, homelessness, landlord harassment and questions about whether you should agree to leave a property.
Useful for working out who is responsible for repairs, understanding your tenancy, dealing with landlords and agents, rent disputes and deciding what to do next.
Ask for Private Sector Housing, Housing Standards or Environmental Health if you’re dealing with dangerous or unhealthy conditions.
Ask for Housing Options or Homelessness Prevention if you could lose your home.
Ask whether there is a Tenancy Relations Officer or equivalent if you believe your landlord is harassing you or trying to evict you illegally.
Relevant for certain housing disputes including Rent Repayment Orders and challenges to some rent increases. Get advice about your particular case before deciding which process applies.
The four words every nervous renter should remember
There remains an unavoidable imbalance in the private rental market.
A landlord owns an asset.
The renter is protecting their home.
That is why simply telling frightened tenants to “stand up to their landlord” isn’t always helpful.
But renters shouldn’t assume that because somebody owns the property, everything they say about the law must be true.
If you’re told:
“You have to leave.”
“I’ll just get another tenant.”
“The repairs are your responsibility.”
“You need to move out before I can fix it.”
“I’ll put the rent up if you make me do the work.”
or
“I’m changing the locks.”
don’t start the biggest argument you can.
Start with four words:
“Please put that in writing.”
Then get advice before agreeing to anything.
Renters in England have more protection in 2026, particularly because landlords can no longer use the old Section 21 no-fault eviction route under the new system.
But a legal right isn’t much use if somebody is too frightened of becoming homeless to exercise it.
So don’t make a repair dispute more dangerous than it needs to be.
Document it. Report it. Keep fulfilling your side of the tenancy. Get independent advice. Then escalate through the proper route if the landlord doesn’t act.
Your home is too important to risk on an argument you could potentially win more effectively with evidence.
Frequently asked questions
Can my landlord evict me for asking for repairs?
From 1 May 2026, landlords in England cannot use Section 21 no-fault eviction simply because a private tenant asks for repairs or complains about their home. Landlords can still seek possession using applicable statutory grounds, so get specialist advice if you receive a notice.
Can a landlord make me leave while repairs are done?
Government guidance says tenants have the right to remain in the property during repairs. Some major works may genuinely require a property to be vacant, however. Before agreeing to leave, ask for the proposed work, timescale, temporary arrangements and your right to return in writing and obtain advice if necessary.
Can my landlord increase my rent after doing repairs?
Landlords can legally increase rent where the rules allow, but they cannot simply impose any increase they choose because a repair has been requested. Under the assured periodic tenancy system, rent increases generally have to use the statutory procedure and cannot normally take effect more than once a year.
Who do I report a landlord to for not doing repairs?
Start by reporting repairs to your landlord or letting agent in writing. If serious health or safety hazards remain unresolved, contact your council and ask for Private Sector Housing, Housing Standards or Environmental Health. Shelter and Citizens Advice can also provide independent housing advice.
Should I stop paying rent if my landlord won’t fix things?
Do not simply stop paying rent because repairs haven’t been completed. Rent arrears can create a separate and potentially serious tenancy issue. Get specialist housing advice before withholding rent or taking similar action.
Can I get my rent back if my landlord breaks the law?
For certain specified housing offences, tenants can potentially apply to the First-tier Tribunal for a Rent Repayment Order. For qualifying offences under the current rules, the maximum can reach up to two years’ rent. An ordinary outstanding repair does not automatically qualify.
MoneyMagpie disclaimer: This article covers private renting in England as at August 2026 and is intended as general information rather than individual legal advice. Different rules apply in Scotland, Wales and Northern Ireland, and rights can depend on the type of tenancy and individual circumstances. Anyone facing eviction, homelessness, landlord harassment, suspected illegal eviction or dangerous housing conditions should seek specialist housing advice promptly.
