Landlord not doing repairs

How to make a housing defect complaint

You can contact us in writing or visit: 
Urban Renewal Service, 3 Knowsley Place, Duke Street, Bury, BL9 0EJ
Please note: You must report any defects to your landlord and allow sufficient time for the repair/s to be carried out before making a housing defect complaint.

Alternatively DO it online by choosing the "Contact Environmental Services online" in contact us section (top right of this page) and complete the "Submit a comment or make a suggestion" form. The benefit of this method is that you will have a record of the query you have made and the service that you have made it to.

Housing standards

All residential premises should provide a safe and healthy environment for any potential occupants and visitors.

Housing Health & Safety Rating System (HHSRS)

The Housing Health & Safety Rating System is a method for assessing health and safety risks within residential dwellings and it replaces the fitness standard that was used under the Housing Act 1985.

How is a property assessed under HHSRS?

Any residential premises, including its structure, access areas, yard, gardens and outbuildings can be assessed for its safety to any potential occupier or visitor.

When a property is inspected, the inspector will be identifying hazards within the property that are likely to lead to harm whilst the property is in use.

What hazards do you consider?

We will consider the following hazards under the HHSRS.

• Damp and mould growth
• Excess cold and heat
• Asbestos (and man-made fibres)
• Biocides
• Carbon monoxide and fuel combustion products
• Lead, radiation, un combusted fuel gasses or volatile organic compounds
• Crowding and space
• Entry by intruders
• Lighting
• Noise
• Domestic hygiene, pests and refuse
• Food safety
• Personal hygiene, sanitation and drainage
• Water supply
• Falling on level surfaces; on stairs; between levels; or in and out of baths
• Electrical hazards
• Fire, flames or hot surfaces
• Collision and entrapment
• Explosions
• Position and operability of amenities
• Structural collapse and falling parts of the property

Once we have identified any hazards, we will assess the seriousness of harm that the hazard may cause and decide what type of action may be taken.

What action can be taken?

We may:

• serve an improvement notice requiring essential repairs or improvements to reduce or remove the hazard;
• make a prohibition order, closing all or part of a building or restricting the number of occupiers to reduce or remove a hazard;
• take emergency action to deal with any imminent risk to the occupiers from a severe hazard; or
• serve a Hazard Awareness Notice that informs that a hazard is present.

Notices or orders can be appealed at the Residential Property Tribunal.

Charges for enforcement notices

We charge £335 (including VAT) when we serve any of the following notices.

• An Improvement Notice
• A Prohibition Order
• A Hazard Awareness Notice
• An Emergency Remedial Action Notice
• An Emergency Prohibition Order
• A Demolition Order

This charge covers our costs for time spent visiting the premises; time spent drafting the notice or order; and our administration costs in serving the notice or order and payments.

More information

The Residential Property Tribunal Service is the public body that can decide many rent and leasehold disputes.

The Legislation.gov web site has copies of The Housing Act 2004 and The Housing Health and Safety (England) Regulations 2005.

Frequently asked questions

I rent my house from a private landlord and it needs repairs carrying out. What should I do?

You should notify your landlord, in writing, of the repairs needed and allow a reasonable period for your landlord to carry out the repairs. You should also try to speak to your landlord in order to explain the problem and reach an agreement about the repairs. If your landlord fails to carry out the repairs, call us and we will visit your home to assess what repairs are needed, if necessary we will then contact the landlord on your behalf.

How long will it take for my landlord to get necessary repairs done?

This depends on the repairs needed and the response from your landlord. If the condition of the house is dangerous we may be able to get the repairs completed in a couple of days. However, it can take up to 6 months or longer to complete the repairs that are not as necessary.

Can I withhold my rent if the landlord fails to carry out the repairs?

If you do you may be evicted for not paying your rent. However, you can take action through the County Court. We advise you to get legal advice from either a solicitor or the Citizens Advice Bureau.

What safety checks does the landlord have to carry out?

All gas appliances must be inspected every 12 months by a qualified Gas Safe Registered contractor and the landlord should obtain a Landlords Gas Safety Certificate. You should be supplied with a copy of this certificate.

I rent my home from a Housing Association and have problems getting repairs done. Can you help me resolve the problem?

Yes. The same laws apply to Housing Associations and private landlords.

I rent my home from Six Town Housing. Can you help me get my repairs done?

No. We cannot enforce any laws against ourselves. We can however offer advice, but you should only contact us as a last resort.

What is a House in Multiple Occupation?

A house in multiple occupation is basically a house (or flat), which contains more than one household.

• Subscribe to this page