Repairs and maintenance in leasehold properties
If your landlord does not fix the problem
It’s best to try to resolve repairs and maintenance problems with your landlord first.
Taking legal action
If your landlord will not fix the problem, it’s possible to make a court claim in the county court to get:
- a court order requiring your landlord to fix the problem (called an order for specific performance)
- compensation (damages) for any loss, such as damage to your property, or the cost of somewhere to stay if you’ve had to move out of your flat
Going to court can be complex and expensive, and should be a last resort.
We recommend that you get advice from a solicitor if you’re considering taking legal action.
Before you start legal proceedings, the court will expect you to follow a procedure set out in a document called the Pre-Action Protocol for Housing Conditions Claims. This provides a framework to help you resolve the dispute without going to court if possible.
If there’s a risk to your health
You can contact your local council’s environmental health team if there are serious problems that could affect your health or safety, such as:
- damp and mould
- pests such as rats or mice
- dangerous structural problems
You need to have tried to resolve the problem directly with your landlord first.
An environmental health officer might visit the property. If they find serious problems they can force your landlord to take action.
Problems with new build properties
If your developer or warranty provider will not fix a problem with your new build property that’s covered by your warranty, you may be able to complain to the New Homes Ombudsman Service.
Check if you can complain to the New Homes Ombudsman Service.
Arranging the repair yourself
If you’ve asked your landlord to fix a problem and they have not done the work, you may be able to arrange the repair yourself and claim the money back from your landlord. This is known as self-help.
You should not do this if the problem is with the structure of the building or a common part, or if the work would need consent from your landlord.
Important: check your lease
You can only use this right to claim money back for repairs if your lease does not have a clause that prevents you from taking the money from your ground rent or service charge. For example your lease might say rent must be “paid in full without any deduction or set off”.
Check your lease and get advice from a solicitor if you’re not sure.
Steps to follow if you decide to fix the problem yourself - Show Contents Hide Contents
- Write to your landlord to tell them you will arrange the repair yourself if they do not take action. Give them a reasonable time to arrange the repair – this will depend on how urgent it is.
- Get 3 estimates for the cost of the repair.
- Send copies of the estimates to your landlord, with a final warning that you will arrange the repair if they do not do it.
- Arrange the work with the contractor who quoted the lowest price. You’ll need to pay the contractor yourself. Make sure the work is done properly and the cost is not excessive.
- Send a copy of the contractor’s invoice to your landlord. Ask them to pay you back.
- If your landlord does not pay you back, take the amount from your next service charge or ground rent payment (but only if your lease does not prevent you doing this). For example, if the repair cost £200 and your service charge bill is £500, you should only pay £300. Explain to your landlord that you have done this.
- Last updated:
- 16 December 2025
- Next review:
- 16 December 2027
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