Landlords are legally required to carry out essential repairs, maintain the structure of the property, and keep gas/electricity safe. When they don’t, you can act — with or without a solicitor.
🛠️ Your Legal Rights
- Scotland: Housing (Scotland) Act 2006 – Repairing Standard
- England & Wales: Landlord and Tenant Act 1985 – Section 11
Landlords must ensure:
- Property is wind and watertight
- Heating and plumbing work
- Gas/electrical systems are safe
- Smoke alarms are installed
- Mould/damp is addressed
📝 Example Repair Request Letter
Send by email or recorded delivery. Keep proof.
Dear [Landlord/Letting Agent],
I am writing to formally request that you carry out urgent repairs at [address]. The following issues are affecting my health, safety, or quiet enjoyment of the property:
– [List of problems: e.g. broken boiler, damp in bedroom, unsafe wiring]
I remind you of your obligations under the Repairing Standard and Housing (Scotland) Act 2006. I expect a response and plan for repair within 48 hours for urgent issues or 7 days for others.
If I do not receive a reply, I will escalate to the Housing and Property Chamber (First-tier Tribunal).
Yours sincerely,
[Your Name]
📸 Take Photos & Log Everything
- Take time-stamped photos or video of the problem
- Save screenshots of texts/emails
- Keep a notebook with dates of reported problems and follow-up
- If unsafe (e.g. gas leak), call the emergency number and log it
📨 Escalate if Ignored
If no action after reasonable time, contact:
- Scotland: Housing and Property Chamber (tribunal for private tenancies)
- Local Council: Ask for the Environmental Health Team (can inspect & issue enforcement)
- Gas/Electrical: Report dangerous conditions to HSE or Gas Safe
💡 Template: 48-Hour Ultimatum for Urgent Repairs
This issue is urgent and poses a health or safety risk.
I am giving 48 hours for you to confirm a date for repair, otherwise I will report this to the Tribunal, Council, and if needed, carry out emergency repairs and deduct from rent under common law principles.
You are on notice.