Can I withhold rent if my landlord won't do repairs?

Short answer

It is legal to stop paying rent only in the sense that nothing physically prevents you — but it is high-risk and not recommended. Arrears give your landlord grounds to seek possession even when they are in breach. Safer routes: written complaints, the council’s environmental health team, and a disrepair claim.

Withholding rent feels like the obvious lever when repairs are ignored, but it is a trap: rent arrears give your landlord a possession ground — including, at three months' arrears, a mandatory one — even if they are seriously in breach of their repair duties. Do not go down this route without specialist legal advice.

What your landlord must fix

Under section 11 of the Landlord and Tenant Act 1985, your landlord must keep in repair the structure and exterior (roof, walls, windows, gutters, drains), and keep in proper working order the heating, hot water, gas, electricity, sanitary fittings and water installations. The Homes (Fitness for Human Habitation) Act 2018 adds that the property must be fit to live in throughout the tenancy — free of serious hazards such as damp, mould and excess cold.

Their obligations only start once notified, so always report repairs in writing — email or text is fine — with photographs and a reasonable deadline: 24 hours for emergencies, within days for urgent issues such as a broken boiler, and up to 28 days for non-urgent repairs.

The safer escalation routes

Keep paying rent, and escalate instead:

Environmental health. Report the problem to your council's environmental health team — free, and powerful. They can inspect under the Housing Act 2004 and serve improvement notices or emergency remedial action notices on the landlord.
A housing disrepair claim. The county court can order repairs and award compensation for breach of the landlord's obligations. For significant disrepair, specialist housing solicitors often act on a no-win, no-fee basis.
Shelter's helpline (0808 800 4444) for free expert advice on enforcement options.

One fear you can now set aside: retaliatory eviction. Since Section 21 was abolished on 1 May 2026, a landlord cannot respond to a repair complaint with a no-fault notice — they can only seek possession on Section 8 grounds proved in court, which is a much stronger protection for tenants who complain.

Read the full guide: Landlord Repair ResponsibilitiesCovers eligibility, the process, deadlines, and next steps in depth.

Related guides

Landlord Repair Responsibilities

Private landlords in England have significant legal obligations to maintain and repair their properties. These duties arise from the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018, and other legislation. Understanding what your landlord must fix — and how to enforce this — is essential for every renter.

7 min read

Housing Disrepair: Your Options

Housing disrepair refers to a landlord's failure to meet their legal obligation to keep a rented property in a good state of repair. If your landlord has ignored valid repair requests and you have suffered harm as a result — health problems, damage to belongings, or inability to use parts of the property — you may have a legal claim for compensation and for the repairs to be carried out.

7 min read

Mould and Damp: What Tenants Can Do

Damp and mould is the most common serious housing hazard in England. It is not just a cosmetic issue — the Awaab's Law provisions and the Homes (Fitness for Human Habitation) Act 2018 make clear that landlords have a legal duty to investigate and fix damp and mould problems within specific timeframes.

6 min read

Rent Arrears: What to Do

Falling behind on rent is a serious situation, but there are steps you can take to protect yourself and, in many cases, avoid eviction. Acting quickly — contacting your landlord, seeking benefits advice, and getting help from a debt charity — makes a significant difference to the outcome.