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Repairs if you rent from a private landlord or letting agent

How to report repairs

Report repair issues as soon as you notice them. If you do not report it, you could be held responsible for any unnecessary damage it causes.

If repairs are not done in a reasonable time, you can take action against your landlord.

What to say in your letter or email

If you've reported repairs by phone or text, send an email or letter too so there's a record of it.

Tell your landlord about:

  • the repair problem

  • any damage it's caused

  • how it's affecting you

Ask them to confirm:

  • who will do the repair

  • how long they expect it to take

Use our letter template to tell your landlord about repairs. Copy and paste the sample text and personalise it with your details.

Letter template: report repairs to your landlord

Subject: Repairs needed at <your address>

To <your landlord’s name>

I'm writing to let you know that repairs are needed at <your address>.

<Describe the repair problems in your home>

I'm concerned because <example: it's causing damage to my home / affecting my or my family’s health / making my home unsafe>.

I think it would be reasonable for these repairs to be done within <number of days>.

Please contact me to confirm how long you expect repairs to take and who will do the repair work.

Thank you,

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

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

If you rent from a letting agent

Report the repairs to them. They should either:

  • carry out the repairs themselves

  • tell the landlord so the landlord can do the repairs

Your landlord is usually responsible for doing repairs, but the letting agent must tell you when repairs will be fixed and keep you informed.

Ask for the landlord’s name and address if you want to contact them directly. Your letting agent must give you this if you ask.

Keep evidence of repair problems

Take photos or videos of the repair when you report it so you can check if the problem is getting worse.

Keep receipts for anything you have to replace.

Get a note from the doctor if the repair is having an impact on your health.

After you report repairs

Your landlord should confirm when repairs will be fixed and who will do the work.

They may want to inspect repairs or send someone to inspect them first.

Giving access for repairs

You should allow your landlord or contractors access to your home to investigate and fix repair problems.

Your landlord must usually give you at least 48 hours' notice before coming round or sending someone round. They can give you less notice if there’s an emergency.

If the time they've arranged is not suitable for you, ask them to come at a different time.

You do not have to let your landlord in if they turn up unannounced.

Asking for a rent reduction

If the repairs are causing serious disruption in your home, you could ask your landlord for a rent reduction.

Get any agreement in writing so there are no misunderstandings. Check our advice on asking for a rent reduction.

If repairs are not done

Make a complaint to your landlord or letting agent.

Use our letter templates to write to them. Copy and paste the sample text and personalise it with your details. Delete any parts that do not apply to you.

Attach any evidence you have, such as copies of previous letters you've sent or photos of the repair problems.

Check our advice if you’re complaining about problems with damp and mould.

Letter template: complain about repairs to your landlord or letting agent

Subject: Repairs not done at <your address>

To <your landlord's name>

I contacted you on <date> to ask for repair work at <your address>.

The repairs needed are <describe the repairs>. These repairs have still not been done.

I have checked my rights on the Shelter Scotland website. You have a duty to make sure my home meets the repairing standard in section 13 of the Housing (Scotland) Act 2006. Currently my home does not meet this standard, and you must do the repairs within a reasonable time.

I believe it's reasonable for the repair work to be done within <number of days> because of the effect it's having on me.

<Give details, for example: it's causing damage to my home / affecting my health / making my home unsafe>

Please contact me within 2 working days to confirm when the repairs will be done.

If you do not arrange for the repairs to be done, I will apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for an enforcement order.

Thank you,

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

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

Letter template: complain about repair work done badly

Subject: Repairs not done properly at <your address>

To <your landlord's name>

I am writing to report a problem with the repair work that was carried out on <date repairs were done> at <your address>.

When the repairs were carried out <example: the work was not finished / the problem was not fixed / the work caused damage to my belongings>.

I have checked my rights on Shelter Scotland’s website, and you are responsible for making sure repairs are done properly.

I ask that you <example: arrange for the repairs to be completed / redo the work / compensate me for the damage to my belongings>.

Please contact me within 5 working days to confirm how the problem will be resolved.

Thank you,

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

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

If complaining does not work

You can apply to the First-tier Tribunal (Housing and Property Chamber) to force your landlord to do repairs.

The tribunal process can take several months. If the repairs are minor or urgent, you may consider:

It's risky to do repairs yourself or withhold rent. Your landlord could try to evict you for rent arrears or for causing damage to the property.

Always warn your landlord in writing before taking action.

Report your landlord to the council

The council’s private renting team could help by:

  • checking if your home meets legal repair standards

  • ordering your landlord to do necessary repairs

  • applying to the tribunal on your behalf

Find your council's website on mygov.scot.

You can also try contacting the environmental health team if repair problems are affecting your health or safety.

Last updated: 24 February 2025

Housing laws differ between Scotland and England.

This content applies to Scotland only.

Get advice if you're in England