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► Repairs
Problems with accommodation can be very stressful for you and we want to make sure you know your rights and have access to help and advice if something goes wrong in your home. The landlord has certain responsibilities to you as a tenant and you have responsibilities too.
• the structure and exterior (incl. drains, gutters and external pipes)
As a tenant, you are expected to:
• Take care of the property
You should inform your Landlord in writing of any problems and keep a dated copy of your letter. Keep a note of any visits or telephone calls.
• allow the Landlord time to carry out the work
You should allow up to:
• 21 days for non urgent repairs (e.g. broken gutter)
• take photos of the disrepair
• Do not stop paying your rent. This is a very risky tactic as, unless a set procedure is followed, you could face court action for rent arrears. You do not have a legal right to withhold your rent because of disrepair.
• Do not do the repairs yourself and try to claim the money back.
The council has extensive powers under the Housing Act 2004, which can force a Landlord to carry out repairs. They can serve a notice on the Landlord which:
If the Landlord fails to comply, the council can apply for a court order and a fine for the Landlord. If the work is still not carried out, the council may do the repairs and then claim the costs back.
You could be entitled to apply for compensation for disrepair through the small claims court. Seek advice before doing this.
Please contact the Students’ Union Welfare and Advice Service for further help. We are located in the new Campus Centre at Luton and in the Beds SU offices at Bedford (see our contacts section for more info)
Luton Borough Council (ask for Private Sector Housing)
Bedford Borough Council (as above)
South Beds District Council (as above)
Mid Beds District Council (as above)
Getting repairs done in your private accommodation
The landlord has responsibility for:
• the installations for the supply of gas, water and electricity and for sanitation
• installations for main heating and hot water supply
• if the Landlord provides a service or item, they should ensure it works (e.g. a washing machine) and is safe to use
• Ensure the fixtures and fittings are not damaged
• Carry out minor repairs such as replacing light bulbs
• Pay the utility bills unless it says in your tenancy agreement that the landlord is doing this.
Getting repairs done
Once you have informed your Landlord of a problem:
• ask for a date when the work will be finished
• allow the Landlord access to the property.
• 1-2 days for urgent repairs (e.g. broken toilet).
It would be useful to:
• get independent witnesses to write a statement about the disrepair, sign it and date it
• keep receipts for damaged property, excessive heating etc
• obtain medical evidence from a GP/ counsellor/ social worker that the disrepair aggravated your physical/ mental health.
If the Landlord won't act
Contact your local council
• specifies the work to be done
• gives a deadline for the completion of the work.
01582 546000
01234 221 797
01582 472222
01462 611200
