Getting Repairs Done
Before deciding whether to contact the housing enforcement team
to make a complaint it is worth going through the steps detailed
below to secure the repairs you need. Landlords respond best when
they have all the information they need to get the job done. A good
relationship with your landlord is worth developing so you can
communicate over things that are in your mutual
interest.
What to do if the property you are renting needs repairs doing:
- Contact your landlord/managing agent (as
soon as possible if it is an emergency, e.g. a burst pipe).
- Make a list of what is faulty or needs
repairing.
- If the repairs are not completed
satisfactorily then put the matter in writing to the landlord or
managing agent.
- Give your landlord/managing agent access
details e.g. a time when they can get into your property to inspect
it or carry out the repairs.
- Keep in regular contact with your
landlord/managing agent.
- If the repair isn’t satisfactory or done
in a reasonable time scale, even after giving reminders, then
contact the Housing enforcement team on 01234 718099.
The landlord has a ‘reasonable time’ to do the
repair. This will depend on the type of repair, how long it will
take to do and if it is an emergency. Landlords of rented
accommodation are required by law to ensure that all such
accommodation meets the legal minimum requirements. The Council has
powers to take action against landlords who let property which is
below this standard. A landlord has to ensure that a property is
fit to live in and to carry out routine repairs to the property
when necessary.
General repair work that a landlord must do includes:
- Repairs to the structure of your home
(including the roof, walls, floors, doors and windows). Repairs to
the outside of the building including gutters, pipes and
drains.
- Repairs to plumbing, such as baths,
toilets and basins.
- Repairs to electrical wiring and gas
pipes.
- Repairs to fixed heaters and wall
heaters.
- Landlords must also ensure that their
properties are safe to live in so the condition of the property
should not seriously affect health and safety.
Make sure you have your landlord's details, or
the details of their managing agent; their name, address and phone
number so that you can report problems. You have a legal right to
these details. The landlord has the right to come into your home to
check what needs repairing, but they must give at least 24 hours
notice, and must come at an agreed time - as quickly as possible if
it's an emergency.
If you live in a house in multiple occupations (HMO), for example
bedsits with shared bathrooms or kitchens, then the landlord is
reasonable for the cleanliness and maintenance of the common parts.
Tenants only have exclusive use of their own rooms, so if you are
unhappy with the shared parts, you are justified in complaining to
your landlord about this. The landlord must display contact
details, any certificates such as gas safety and instructions for
the fire alarm on a notice board in the hall so everyone can see it
easily.
The Management of Houses in Multiple Occupation Regulations 2006
set out duties of occupiers which is a useful starting point to
understand what occupiers are responsible for and what the landlord
is responsible for.
Duties of occupiers - It is the duty of all residents of the
property to ensure that the agent can effectively carry out his
duties.
All residents must:
- Allow the manager or agent access, at all
reasonable times, to any occupied room, that he may carry out his
duties;
- Provide the manager or agent on request
with any relevant information needed to carry out his
duties;
- Comply with arrangements made by the
manager or agent in respect of litter storage and
disposal;
- Take care not to hinder in any way the
manager or agent in the performance of his duties; Take reasonable
care to avoid damaging anything that the manager or agent is under
obligation to keep in good repair;
- Comply with the reasonable instructions of
the manager or agent in respect to any means of escape from fire,
prevention of fire and use of fire equipment;
- Treat the premises in a suitable
tenant-like manner and conduct all activities as a reasonable
tenant would do.
Contact the housing team on 01234 718099 or email ehadmin@bedford.gov.uk