Get repairs done by your landlord
What to do if your landlord refuses to fix a problem
Write to your landlord informing him of the problem and that he is required to remedy the situation as per the tenancy agreement.
Ask him to carry out the repairs and give a time in which you expect this to be done.
If he refuses and the problem poses a serious health and safety risk, then inform your local council's Environmental Health Department who will in turn make your landlord carry out the repairs if they agree that there is a serious health risk.
If the repairs do not pose a health and safety risk then you can either make a claim in the small claims court or arrange the repairs yourself and recover the costs from your landlord.
To take a claim to the small claims court, please see our guide on small claims court disputes.
If you decide to arrange the repairs yourself then write to the landlord as above and say that you intend to carry out repairs yourself and will seek reimbursement.
If the landlord doesn't respond, or is unreasonable, then get quotes for the repairs from three different contractors and send these quotes to the landlord informing him that you will go ahead and employ the cheapest one unless he arranges the repairs himself.
If the landlord doesn't respond then pay your chosen contractor to carry out the repairs, making sure to obtain a receipt.
Send the receipt to the landlord and ask to be reimbursed. If he refuses then write back and confirm that you will deduct the amount from future rent payments. State exactly how much you will be deducting and how long deductions will last for.
Make sure to keep copies of all correspondence and receipts. If you do not follow this procedure then the landlord could evict you for arrears.