How do I get my
landlord to carry out repairs?
Private landlords are required to
carry out repairs to their properties within reasonable timescales
depending on the seriousness of the problem.
If repairs are needed in the place where you are living
there are a number of steps you can take to ensure that your
landlord carries them out:
- Always report the problem to your landlord no matter how small
and always give the landlord the opportunity to fix
repairs
- Follow it up in writing, with a date and keep a copy. It may be
important that you can prove your landlord was aware of the
problem
If you don't know who your landlord is notify the agent. You
have a legal right to know the landlord's name and address. If you
don't know check all your documents about your tenancy or get
advice from your local service centre.
When you report your problem your landlord should tell you who
is responsible for the repair, what will be done and how long it
will take.
In emergencies (e.g. a gas leak should always be reported on the
TRANSCO local gas emergency line 0800 111 999) you may have to call
the supplier or emergency services but tell the landlord too.
What if the landlord ignores me or takes too
long?
- Call the council's Private Sector Housing Group (PSHG) on 020
3373 1950 as soon as possible, they will tell you whether they can
assist you with your specific problem. If they can, our officers
will provide advice, talk with the landlord, and if necessary take
enforcement action. We aim to respond to all complaints within 10
days unless it's an emergency (see below).
- Give more detail when you call the PSHG team. For example,
where you live, who the landlord is, what the problem is, is there
an agent, what are your contact numbers
- You can report outstanding repairs to the Private Sector
Housing Group by completing an
online reporting form
What else should I do?
- Gather evidence
- Take and date photographs
- Cost belongings that have been damaged
- Keep copies and notes of any letters or emails about
repairs
- If someone is injured or is made ill, go to your doctor or
hospital; keep a record of treatment, and how long symptoms
last
- Keep receipts of any money you need to spend
- Notify the PSHG team of any changes, if the landlord has done
the repairs
- Report threat and harassment
Can I get compensation for living in bad conditions?
You may be able to get compensation if the problems have affected
your enjoyment of the property. However, the council does
NOT act on your behalf to obtain compensation. You
will have to seek your own legal advice.
What if the landlord tries to evict me because of
contacting the council?
There may be a risk with
private tenants that the landlord will try to evict you or make
life difficult instead of doing repairs. However in most cases a
landlord simply cannot throw you out immediately. They will have to
give you a period of notice (usually two months but this is
depending on you type of tenancy agreement you have (you can check
this with an advisor at your local service centre).
If you have received an eviction notice or are being illegally
evicted you should speak to the council's Housing Options Centre on
0208 430 2000 or seek specialist legal advice.
For more info see:
What if things go wrong with renting?
Please note that an illegal eviction or harassment of tenants are
criminal offences and if you feel you are a victim to either of
these you should contact to the council's Housing Options Centre on
0208 430 2000 or seek specialist legal advice.
What can the council do?
Our Private Sector Housing officers will provide advice, talk with
the landlord, and if necessary take enforcement action.
Can I stop paying rent?
No, you do not have the right to stop paying rent even if there is
disrepair, the landlord may try to evict you for rent
arrears.
However if you decide to stop paying rent, then you should put the
amount you would have paid in rent, into a separate bank account.
This is so you can show in any subsequent legal proceedings your
willingness to pay rent and also so you can pay the rent to the
landlord when repairs are complete. In any case before withholding
rent, always obtain specialist legal advice.
Should I do repairs myself?
Only if you are
responsible for the damage and if you are qualified to do so. You
should always seek the landlord's permission, but if they are
ignoring you contact the council's Private Sector Housing Team
first, they have enforcement powers to get landlords to make
certain repairs.
Emergency repairs?
In emergencies you should call the
electricity or gas supplier or the emergency services, where
appropriate.
- A gas leak should always be reported on the National Gas
Emergency Line: 0800 111 999
- For an electricity cut-off contact your electricity supplier
and have the meter number to hand. If you do not know who your
supplier call EDF on 0800 028 0247, who should be able to assist
you.
- For serious water leaks and flooding then you should contact
the London Fire Brigade on 999.
- For water cut offs contact Thames Water on 0845 9200 800 and
have the meter number to hand.
Remember to tell the landlord too.
For further information and advice:
Visit your
local service centre to be referred for advice
Tel: 0208 430 2000
Private Sector Housing Group
Housing and Public Protection
Newham Dockside
1000 Dockside Road
Tel: 020 8430 2000
9 am to 5 pm, Mondays to Fridays
ENVPrivate.SectorHousing@newham.gov.uk
Shelter
website:
www.shelter.org.uk
Tel: 0800 800 4444
Citizen Advice Bureau
website:
www.adviceguide.co.uk
Department of Communities Local Government's
(DCLG)
website:
www.communities.gov.uk/housing
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