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Doing repair work yourself if your landlord refuses

Your landlord is usually responsible for repairs in your home. If they refuse to do repairs, you could pay for repair work yourself and ask them to refund you. If they will not, deduct the costs from your rent.

Follow these steps and use our letter templates to help you.

Before deciding to do repairs yourself

In some cases you can take legal action to force a landlord to do the repairs they're responsible for. Check your rights to:

If you still decide to do the repairs yourself make sure you:

  • have given your landlord time to do repairs

  • can afford to pay for repair work and any unexpected costs

  • keep evidence, such as copies of letters, emails, photos and receipts

Consider the risks of doing repair work yourself

If you deduct costs from your rent, your landlord could try to claim the money back in court or tribunal. They could argue you have rent arrears and try to evict you.

If the repairs are done poorly or cause damage, the landlord could hold you responsible.

Ask your landlord's permission

Ask your landlord if they’ll agree to pay for repair work that you arrange.

Get any agreements in writing. Keep a copy as evidence, in case there’s any confusion or disagreement.

How to tell your landlord you're doing repairs yourself

Follow these steps and send all 4 letters if your landlord refuses to pay for repairs. Keep copies of the letters in case your landlord tries to claim the money you owe is rent arrears.

You can send them by email or post. If you post them, send them by recorded delivery and keep the receipt.

Step 1: warn your landlord

Explain that you're going to do the work yourself, unless the repairs are done within a reasonable time.

Warn your landlord: letter 1

Copy and paste this sample text and personalise it with your details.

Subject: Repairs needed at <your address>

To <your landlord’s name>

I contacted you on <the date/dates contacted> to do repairs at <your address>.

The repairs needed are <the repair work your landlord needs to do>.

I’m contacting you again because you have not arranged for the repairs to be done.

I'm concerned because the repairs are <examples: causing damage to my home / affecting my health / making my home unsafe>.

I have read my rights on the Shelter Scotland website. It is your responsibility to do repairs within a reasonable time.

Please reply within 2 working days to arrange the repairs.

If you do not respond, I will send you quotes for the work. If you do not choose a quote and pay for the work, I will deduct the cost from my rent.

Kind regards,

<your name>
<your phone number>
<date>

You can also download this letter to send it as an email attachment or through the post:

Step 2: send your landlord quotes

If your landlord does not respond, get 3 quotes for the necessary work.

Tell your landlord that you'll go with the cheapest quote, unless they arrange for the repairs to be done within a certain time.

Send your landlord quotes: letter 2

Copy and paste this sample text and personalise it with your details.

Subject: Repairs needed at <your address>

To <your landlord’s name>

I contacted you on <the date you sent letter 1> to explain that if the repairs at <your address> were not done I would get quotes myself. I have attached the letter I sent.

As you have not arranged the repairs, I have attached 3 quotes for the work.

If you do not reply within 2 working days to organise the repair work, I will have the repairs done by the company offering the cheapest quote.

If you do not refund me I will deduct the cost from my rent.

Kind regards,

<your name>
<your phone number>
<date>

You can also send the letter as an email attachment or through the post:

Step 3: ask your landlord for a refund for the work

Hire the company that gave you the cheapest quote and pay for the work.

Send a copy of the receipt to your landlord, asking them to refund you the cost.

Ask your landlord for a refund for the work: letter 3

Copy and paste this sample text and personalise it with your details.

Subject: Repairs needed at <your address>

To <your landlord’s name>

I contacted you on <the date you sent letter 2> with quotes to get repairs done at <your address>.

As I did not get a reply, the repair work was completed by the company offering the cheapest quote.

I have attached a receipt for the work.

Please reply within 2 working days to organise refunding me. Otherwise, I will deduct the money from my rent.

Kind regards,

<your name>
<your phone number>
<date>

You can also send the letter as an email attachment or through the post:

Step 4: tell your landlord you'll deduct costs from your rent

Send your landlord a final letter. Explain that you're deducting the costs from your rent.

Tell your landlord you're deducting costs from your rent: letter 4

Copy and paste this sample text and personalise it with your details.

Subject: Repairs needed at <your address>

To <your landlord’s name>

I contacted you on <the date you sent letter 3> to ask for a refund for the repair work I organised at <your address>.

As I have not received a refund from you, I will deduct the cost of the work from my rent.

I have attached a receipt for the work which details how much I have paid.

I will pay <£xxx> in rent <every month / every week> until <date> to cover the cost. After this date I will resume paying the rent in full.

Kind regards,

<your name>
<your phone number>
<date>

You can also send the letter as an email attachment or through the post:

Where to send your letter or email

If you rent from a private landlord, their contact details should be in your tenancy agreement or on the Scottish landlord register.

If you rent from the council or a housing association, check their website or your tenancy agreement for their contact details.

If you want to make improvements

You’re responsible for the work and the costs. Usually you need permission from your landlord.

Improvements are things like painting, decorating or replacing the kitchen or bathroom.

If you’re on a low income, a community care grant can help pay for some improvements.

You could get help if you need home adaptations.

If you rent privately

It can be risky to spend a lot of money on improvements.

You won't get your money back if you move out or your landlord ends your tenancy.

Last updated: 1 August 2023

Housing laws differ between Scotland and England.

This content applies to Scotland only.

Get advice if you're in England