Formal disrepair complaint to landlord

Formal letter putting the landlord on notice of disrepair, citing s.11 LTA 1985 (repair) and s.9A LTA 1985 (fitness for human habitation), with a reasonable time to remedy.

Draft template. This letter is being reviewed by a regulated solicitor before publication. You can use it now as a starting point, but read the surrounding guide carefully and consider getting free legal advice before sending.

Send by recorded delivery and keep a copy. The Pre-Action Protocol for Housing Conditions Claims requires the tenant to give the landlord a reasonable time to remedy before issuing proceedings. If the landlord ignores you, contact your council Environmental Health team (free) — they can serve an Improvement Notice. For social housing, the Housing Ombudsman is the route post-Awaab's Law.

AI cross-check (2026-06-15) — pending regulated solicitor sign-off

This letter cites the following authority, which the AI has checked against current GOV.UK / legislation.gov.uk:

  • Section 11 Landlord and Tenant Act 1985 (repair obligation): confirmed currently in force. The obligation covers structure, exterior, and utility installations (water, gas, electricity, sanitation, space heating, water heating) — correctly described.
  • Section 9A Landlord and Tenant Act 1985 (fitness for human habitation, inserted by Homes (Fitness for Human Habitation) Act 2018): confirmed currently in force. The s.9A implied covenant has applied to all new tenancies since 20 March 2019 and to all existing tenancies since 20 March 2020.
  • Homes (Fitness for Human Habitation) Act 2018: confirmed in force; inserts s.9A and s.10 into the LTA 1985.
  • Housing Act 2004 Part 1 — Housing Health and Safety Rating System (HHSRS): confirmed currently in force; the reference to Environmental Health using HHSRS is correct.
  • Lee-Parker v Izzet [1971] 1 WLR 1688: confirmed as a valid authority for the tenant's right to carry out repairs and deduct from rent in limited circumstances. Note this is a common-law right and is supplementary — it requires careful use.
  • Pre-Action Protocol for Housing Conditions Claims: confirmed as the current CPR protocol. This protocol requires landlord notice before proceedings — correctly referenced in notes.

Reviewer focus areas: (1) CRITICAL — Confirm whether Awaab's Law (Social Housing (Regulation) Act 2023) now extends beyond social housing. The current position is that Awaab's Law primarily applies to social landlords; private landlords remain under the LTA 1985 and Homes Act 2018 regime. The notes mention "Awaab's Law" — confirm scope. (2) Confirm whether the Renters' Rights Act 2025 introduced any new repair or fitness for habitation obligations on private landlords beyond the 2018 Act. (3) Verify that the rent-deduction principle from Lee-Parker v Izzet is correctly characterised and that no more recent case law limits it.

This AI cross-check is an aid only; final sign-off requires a regulated solicitor.

Your details

For example: "Damp and mould in bedroom 2 ceiling. Window in kitchen will not close. Heating boiler intermittent."

Health, sleep, ability to use the property, costs incurred.

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Disclaimer

This information is for general guidance only and does not constitute legal advice. You should seek qualified legal help if your situation requires it.