Tag housing disrepair no win no fee

How long does a landlord have to fix something UK?

How long does a landlord have to fix something UK?

How long does a landlord have to fix something UK? As a tenant in the UK, you have the right to live in a property that is in good repair. This means that your landlord must fix any problems with the property within a reasonable amount of time.

But what is a reasonable amount of time? The law doesn’t give a specific answer to this question. Instead, it depends on the severity of the problem and how it is affecting you.

For example, if your boiler breaks down in the winter, your landlord will need to fix it more quickly than if a light bulb goes out. And if you have a disability or have young children living with you, your landlord may need to fix problems even more quickly.

How long does a landlord have to fix something UK?

The following table gives a general guide to how long a landlord has to fix different types of problems:

Type of problemHow long a landlord has to fix it
Emergency repairs, such as a broken boiler or a dangerous electrical faultWithin 24 hours
Urgent repairs, such as a leaking roof or a broken toiletWithin 7 days
Non-urgent repairs, such as a broken light bulb or a leaky tapWithin 21 days

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What if your landlord doesn’t fix something?

If your landlord doesn’t fix a problem within a reasonable amount of time, you have a number of options. You can:

  • Write to your landlord again, reminding them of their legal obligations.
  • Contact your local council’s environmental health department. They may be able to inspect the property and issue your landlord with an enforcement notice.
  • Take your landlord to court. If you’re successful, you may be awarded compensation.

How to get your landlord to fix something more quickly

There are a few things you can do to get your landlord to fix something more quickly:

  • Be clear and specific about the problem when you report it to your landlord.
  • Provide evidence of the problem, such as photographs or videos.
  • If the problem is affecting your health or safety, let your landlord know.
  • Be polite and persistent, but don’t be afraid to be assertive.

Conclusion:

If your landlord doesn’t fix a problem within a reasonable amount of time, you have a number of options. You can contact your local council or take your landlord to court. However, it’s always best to try to resolve the issue with your landlord directly first.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

Can my landlord evict me if I complain about repairs?

Can my landlord evict me if I complain about repairs?

Can my landlord evict me if I complain about repairs?

Can my landlord evict me if I complain about repairs? As a tenant, you have the right to live in a safe and habitable home. This means that your landlord must keep the property in good repair and make any necessary fixes. However, you may be wondering if your landlord can evict you if you complain about repairs.

The good news is that your landlord cannot evict you for simply complaining about repairs. This is known as retaliatory eviction, and it is illegal in most countries. However, there are some exceptions to this rule. For example, if you are constantly complaining about minor repairs, or if you are harassing your landlord in some way, they may be able to evict you on other grounds.

What to do if your landlord threatens to evict you

If your landlord threatens to evict you because you complained about repairs, the first thing you should do is keep a record of all communication between you and your landlord. This includes emails, text messages, and phone calls. You should also keep a copy of any repair requests you have made and any evidence of the repairs that need to be done.

If your landlord does evict you, you may be able to challenge the eviction in court. However, it is important to note that the eviction process can be complex and time-consuming. It is a good idea to seek legal advice from an experienced housing lawyer.

How to protect yourself from retaliatory eviction

There are a few things you can do to protect yourself from retaliatory eviction:

  • Be polite and respectful when complaining about repairs.
  • Keep a record of all communication between you and your landlord.
  • Make sure you have a copy of your lease agreement and that you understand your rights as a tenant.
  • If you are threatened with eviction, seek legal advice from an experienced housing lawyer.

Here are some additional tips for dealing with repairs:

  • Be clear and specific about the repairs that need to be done.
  • Give your landlord a reasonable amount of time to make the repairs.
  • If your landlord does not make the repairs, you may be able to hire a contractor to do the work and deduct the cost from your rent.
  • If you are concerned about your safety or health, you may be able to contact your local housing authority for assistance.

Conclusion

It is important to remember that you have the right to live in a safe and habitable home. If your landlord refuses to make necessary repairs, you have the right to complain. If your landlord threatens to evict you for complaining about repairs, you may be able to challenge the eviction in court. It is a good idea to seek legal advice from an experienced housing lawyer if you are facing retaliatory eviction.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

What are my rights as a tenant with mould?

What are my rights as a tenant with mould?

What are my rights as a tenant with mould?

What are my rights as a tenant with mould? Mould is a common problem in many rental properties, and it can cause a range of health problems, including respiratory infections, asthma attacks, and allergic reactions. If you are a tenant with mould in your home, it is important to know your rights and what you can do to get the problem fixed.

What is mould and why is it dangerous?

Mould is a type of fungus that grows in damp and humid conditions. It can be found on a variety of surfaces, including walls, ceilings, floors, and furniture. Mould can produce spores that are released into the air and can be breathed in by people and pets.

Inhaling mould spores can cause a range of health problems, including:

  • Respiratory infections, such as bronchitis and pneumonia
  • Asthma attacks
  • Allergic reactions, such as sneezing, runny nose, and itchy eyes
  • Headaches
  • Fatigue
  • Skin irritation

Mould can also cause serious health problems for people with weakened immune systems, such as the elderly, young children, and people with chronic illnesses.

What are my rights as a tenant with mould?

In England, landlords have a legal duty to keep their rental properties in good repair and to ensure that they are fit for human habitation. This includes the responsibility to fix any problems with damp and mould.

If you discover mould in your rental property, you should report it to your landlord immediately. You can do this verbally or in writing. It is important to keep a record of all communication with your landlord, including the date and time of the report and any response you receive.

Your landlord has a reasonable amount of time to fix the problem, depending on the severity of the mould and the resources available to them. If your landlord does not fix the problem within a reasonable amount of time, you may be able to take further action, such as:

  • Withholding rent: You may be able to withhold rent if your landlord does not fix a serious problem with damp or mould. However, it is important to seek legal advice before doing this, as there are strict rules that you must follow.
  • Taking your landlord to court: If your landlord refuses to fix the problem, you may be able to take them to court. The court can order your landlord to fix the problem and may also award you compensation.

What can I do to prevent mould from growing in my rental property?

There are a number of things you can do to prevent mould from growing in your rental property, including:

  • Ventilating your home regularly by opening windows and doors
  • Heating your home to a comfortable temperature
  • Keeping your home dry by fixing any leaks and avoiding condensation
  • Cleaning up any spills immediately
  • Removing any mouldy materials from your home

If you have any concerns about mould in your rental property, you should contact your landlord immediately.

Additional tips for tenants with mould

  • Keep a record of everything: This includes the date and time you discovered the mould, any communication with your landlord, and any action you take to resolve the issue.
  • Take photos and videos of the mould: This will help to document the problem and may be useful if you need to take further action, such as taking your landlord to court.
  • Get medical advice if you are experiencing any health problems: Mould can cause a range of health problems, so it is important to get medical advice if you are experiencing any symptoms.
  • Seek legal advice: If you are unsure about your rights or if you are having difficulty getting your landlord to fix the problem, you should seek legal advice.

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Conclusion

Mould can be a serious problem in rental properties, but tenants have rights. If you discover mould in your rental property, you should report it to your landlord immediately and keep a record of all communication. If your landlord does not fix the problem within a reasonable amount of time, you may be able to take further action, such as withholding rent or taking your landlord to court.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

How quickly can mould affect your health?

How quickly can mould affect your health?

How quickly can mould affect your health?

How Quickly Can Mold Affect Your Health?

How quickly can mould affect your health? Mould is a type of fungus that can grow in damp, moist environments. It is found both indoors and outdoors, but it can be especially problematic in homes and buildings with water damage or poor ventilation.

Mould exposure can cause a variety of health problems, including:

  • Allergic reactions, such as sneezing, runny nose, itchy eyes, and skin rash
  • Respiratory problems, such as asthma attacks, bronchitis, and pneumonia
  • Other health problems, such as headaches, fatigue, and difficulty concentrating

The severity of mould-related health problems depends on a number of factors, including the type of mould, the amount of mould exposure, and the person’s overall health. Some people are more sensitive to mould than others, and people with chronic health conditions, such as asthma, are at increased risk for mould-related complications.

How Quickly Can Mould Affect Your Health?

The speed at which mould affects your health depends on a number of factors, including:

  • Your level of sensitivity to mould
  • The type of mould
  • The amount of mould exposure
  • The duration of mould exposure

If you are allergic to mould, you may experience symptoms immediately after exposure. However, it can take several hours or even days for symptoms to develop in people who are not allergic to mold.

The severity of mould-related symptoms can also vary from person to person. Some people may experience mild symptoms, such as a runny nose or itchy eyes. Others may experience more severe symptoms, such as asthma attacks or respiratory infections.

Children and the Elderly Are More Vulnerable to Mould Exposure

Children and the elderly are more vulnerable to mold exposure because their immune systems are not as fully developed as those of healthy adults. Children are also more likely to breathe in mold spores because they spend more time playing on the floor, where mold is more likely to be found.

What Can You Do to Protect Yourself from Mould Exposure?

The best way to protect yourself from mould exposure is to control moisture in your home. This includes fixing any leaks, repairing damaged roofs and gutters, and improving ventilation. You should also clean up any water damage immediately to prevent mould growth.

If you have mould in your home, it is important to have it removed by a professional. mould removal can be dangerous, and it is important to take precautions to avoid exposure to mould spores.

Here are some tips for preventing mould growth in your home:

  • Keep your home clean and dry.
  • Fix any leaks promptly.
  • Repair damaged roofs and gutters.
  • Improve ventilation in your home.
  • Use a dehumidifier in humid areas.
  • Clean up any water damage immediately.

If you think you may be exposed to mould, or if you are experiencing any of the symptoms of mould exposure, it is important to see a doctor.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

What are the symptoms of black mould?

What are the symptoms of black mould?

What are the symptoms of black mould?

Black Mould Symptoms: How to Identify and Treat This Toxic Fungus

Black mould is a type of fungus that can grow in damp and dark environments. It is common in basements, bathrooms, and kitchens. Black mould can produce allergens and irritants that can cause a variety of health problems, including:

  • Respiratory problems: Black mould can cause respiratory problems such as asthma, bronchitis, and pneumonia.
  • Allergic reactions: Black mould can cause allergic reactions such as sneezing, itchy eyes, and runny nose.
  • Skin problems: Black mould can cause skin problems such as rashes and hives.
  • Neurological problems: Black mould can cause neurological problems such as headaches, memory loss, and difficulty concentrating.

Symptoms of black mould exposure

The symptoms of black mould exposure can vary depending on the person’s sensitivity to the mould. Some people may experience only mild symptoms, while others may experience more severe symptoms.

Common symptoms of black mould exposure include:

  • Respiratory problems: Coughing, wheezing, shortness of breath, and difficulty breathing
  • Allergic reactions: Sneezing, runny nose, itchy eyes, and skin rashes
  • Skin problems: Redness, itching, and inflammation of the skin
  • Neurological problems: Headaches, memory loss, difficulty concentrating, and mood swings

If you are experiencing any of these symptoms, it is important to see a doctor to rule out other possible causes. If you are diagnosed with black mould exposure, your doctor will recommend a treatment plan to help you manage your symptoms and prevent further complications.

How to identify black mould

Black mould is typically black or dark green in color. It can be found in damp and dark environments, such as basements, bathrooms, and kitchens. Black mould can also grow on furniture, carpets, and other surfaces.

If you suspect that you have black mould in your home, there are a few things you can do to identify it:

  • Look for black or dark green mould growth on surfaces in your home.
  • Pay attention to areas that are damp and dark, such as basements, bathrooms, and kitchens.
  • Smell the air for a musty odor. Black mould often has a strong, musty odor.

If you identify black mould in your home, it is important to take steps to remove it and prevent it from growing back.

How to treat black mould

The best way to treat black mould is to remove it from your home. If you have a small amount of black mould, you may be able to remove it yourself using a mild bleach solution. However, if you have a large amount of black mould, or if you are concerned about your health, it is best to call a professional mould removal company.

Once you have removed the black mould from your home, it is important to take steps to prevent it from growing back:

  • Fix any leaks in your home.
  • Reduce moisture in your home by using a dehumidifier and ventilating damp areas.
  • Clean your home regularly using a disinfectant cleaner.

Conclusion

Black mould is a toxic fungus that can cause a variety of health problems. If you suspect that you have black mould in your home, it is important to take steps to remove it and prevent it from growing back.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

Can I sue my landlord for not doing repairs UK?

Can I sue my landlord for not doing repairs UK?

Can I sue my landlord for not doing repairs UK?

Introduction

Can I sue my landlord for not doing repairs UK? Landlords have a legal responsibility to maintain their properties in a reasonable condition. This means that they must carry out any necessary repairs, both inside and outside the property, within a reasonable amount of time.

If your landlord fails to do this, you may be able to sue them for disrepair. However, there are a few things you need to know before you start legal proceedings.

What are your rights as a tenant?

As a tenant, you have a right to live in a property that is safe and habitable. This means that your landlord must carry out any repairs that are necessary to protect your health and safety.

For example, your landlord must:

  • Repair any structural damage to the property, such as a leaking roof or a faulty boiler.
  • Fix any electrical or gas problems.
  • Maintain any communal areas, such as the garden or the staircase.
  • Provide adequate heating and hot water.
  • Deal with any pests or vermin.

If your landlord fails to carry out any of these repairs, you may be able to sue them for disrepair.

How to sue your landlord for disrepair

If you are considering suing your landlord for disrepair, the first step is to try to resolve the issue with them directly. You should write to your landlord, explaining the problem and asking them to fix it within a reasonable amount of time.

If your landlord does not respond to your letter, or if they refuse to fix the problem, you can then take legal action.

To sue your landlord, you will need to file a claim in the county court. You can do this online or by post.

In your claim, you will need to:

  • State your name and address, and the name and address of your landlord.
  • Describe the repairs that need to be done.
  • Explain why you are suing your landlord for disrepair.
  • Set out the amount of compensation you are seeking.

Once you have filed your claim, the court will send a copy to your landlord. Your landlord will then have the opportunity to respond.

If your landlord agrees to fix the problem, the court will make an order to that effect. If your landlord does not agree to fix the problem, the case will go to a hearing.

At the hearing, the judge will consider the evidence from both sides and make a decision. If the judge finds in your favor, they may order your landlord to fix the problem and pay you compensation.

How much compensation can I claim?

The amount of compensation you can claim for disrepair depends on the severity of the problem and the impact it has had on your life.

For example, if you have suffered a personal injury as a result of the disrepair, you may be able to claim compensation for your pain and suffering, medical expenses, and lost earnings.

If the disrepair has made your home uninhabitable, you may be able to claim compensation for the cost of alternative accommodation.

You may also be able to claim compensation for any other losses you have incurred as a result of the disrepair, such as the cost of repairing damaged belongings or the cost of moving to a new property.

Conclusion

If your landlord fails to carry out necessary repairs to your property, you may be able to sue them for disrepair. However, it is important to note that legal action can be expensive and time-consuming.

Before you start legal proceedings, you should try to resolve the issue with your landlord directly. If you are unable to resolve the issue directly, you should seek legal advice from a solicitor who specializes in housing law.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

Can you refuse to pay rent if repairs are needed UK?

Can you refuse to pay rent if repairs are needed in the UK?

Introduction: Can you refuse to pay rent if repairs are needed in the UK?

Can you refuse to pay rent if repairs are needed in the UK? As a tenant in the UK, you have certain rights when it comes to repairs and maintenance of your property. Your landlord is responsible for ensuring that the property is in a good state of repair and fit for human habitation. This means that they must carry out any necessary repairs, such as fixing a broken boiler or repairing a leaky roof.

If your landlord fails to carry out repairs, you may be wondering whether you can refuse to pay rent. In short, the answer is no. You cannot legally withhold rent simply because repairs are needed. However, there are a number of things you can do to try to get your landlord to act.

What should you do if your landlord refuses to make repairs?

The first step is to report the repairs to your landlord in writing. This could be done by email, letter, or text message. Be sure to include a detailed description of the repairs needed, as well as any evidence you have to support your claim, such as photos or videos.

If your landlord does not respond to your initial report, or if they fail to carry out the repairs within a reasonable timeframe, you can escalate the matter by contacting your local council. The council has the power to issue a repair notice to your landlord, which will require them to carry out the repairs within a specific timescale.

If your landlord still fails to carry out the repairs, you can take them to court. The court may order your landlord to carry out the repairs and award you compensation for any inconvenience or distress caused.

Are there any exceptions to the rule that you cannot withhold rent for repairs?

There are a few limited exceptions to the rule that you cannot withhold rent for repairs. For example, if the repairs are essential to make the property safe or habitable, such as repairing a broken window or front door, you may be able to withhold rent until the repairs are carried out.

You may also be able to withhold rent if the repairs are taking an unreasonably long time to complete, or if they are causing significant disruption to your life. However, it is important to seek legal advice before withholding rent, as there is a risk that your landlord could take eviction proceedings against you.

What are the risks of withholding rent?

Withholding rent is a serious step, and it should only be considered as a last resort. If you withhold rent, your landlord may take eviction proceedings against you. Even if you are successful in your court case, your landlord may still be able to evict you, as they have the right to refuse to renew your tenancy.

If you are concerned about repairs to your property, it is important to seek legal advice at an early stage. A lawyer can advise you on your rights and options, and help you to resolve the matter with your landlord.

Conclusion

If you are a tenant in the UK and your landlord is refusing to make necessary repairs, there are a number of things you can do to try to get them to act. However, it is important to remember that you cannot legally withhold rent simply because repairs are needed. If you are considering withholding rent, it is important to seek legal advice first.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

Can living in a damp house make you ill?

Can living in a damp house make you ill?

Can living in a damp house make you ill?

Can living in a damp house make you ill? Yes, living in a damp house can make you ill. Dampness can cause mould growth, and mould can produce allergens, irritants, and toxins that can trigger a range of health problems, including:

  • Respiratory problems, such as asthma, allergies, and bronchitis
  • Skin problems, such as eczema and dermatitis
  • Eye problems, such as conjunctivitis
  • Headaches and migraines
  • Fatigue and lethargy
  • Mental health problems, such as anxiety and depression

Dampness can also worsen existing health conditions, such as asthma and heart disease.

Who is most at risk?

People who are most at risk of health problems from dampness include:

  • Babies and young children
  • Older adults
  • People with weakened immune systems
  • People with chronic health conditions, such as asthma and heart disease

What are the signs of a damp house?

Some signs of a damp house include:

  • Visible mould or mildew
  • A musty smell
  • Condensation on windows and walls
  • Damp patches on walls and ceilings
  • Peeling wallpaper
  • Rotting wood

What can you do if your house is damp?

If you think your house is damp, it is important to take action to fix the problem. This may involve:

  • Identifying and repairing the source of the dampness, such as a leaky roof or damaged gutters
  • Improving ventilation in your home
  • Installing a dehumidifier
  • Cleaning up any mould growth

If you are unable to fix the dampness yourself, you should seek professional help.

How to prevent dampness in your home

There are a number of things you can do to prevent dampness in your home, including:

  • Keeping your home well-ventilated
  • Avoiding drying clothes indoors
  • Repairing any leaks as soon as possible
  • Using a dehumidifier in humid areas
  • Insulating your home properly
  • Heating your home regularly

Conclusion

Living in a damp house can make you ill, so it is important to take action to fix the problem if you think your house is damp. You can prevent dampness in your home by keeping it well-ventilated, repairing any leaks, and using a dehumidifier in humid areas.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/

How bad is it to live in a damp house?

How bad is it to live in a damp house?

How bad is it to live in a damp house?

Introduction

How bad is it to live in a damp house? Dampness in your home is a serious problem that can have a significant impact on your health and well-being. If you’re living in a damp house, it’s important to take steps to address the problem as soon as possible.

Health risks

Dampness can cause a variety of health problems, including:

  • Respiratory problems, such as asthma, bronchitis, and pneumonia
  • Allergies and eczema
  • Headaches and migraines
  • Fatigue and lethargy
  • Depression and anxiety

Dampness can also make existing health conditions worse. For example, people with asthma are more likely to have attacks if they live in a damp home.

Other risks

In addition to the health risks, dampness can also damage your home and belongings. Damp can cause mold to grow, which can damage walls, furniture, and fabrics. Mold can also release spores into the air, which can be breathed in and cause health problems.

How to tell if your home is damp

There are a number of signs that your home may be damp, including:

  • Visible mold or mildew
  • A musty smell
  • Damp walls or floors
  • Condensation on windows
  • Peeling wallpaper
  • Wood rot

What to do if your home is damp

If you think your home may be damp, the first thing you should do is identify the source of the dampness. Once you know the source, you can take steps to fix it.

Some common causes of dampness include:

  • Leaking roofs or pipes
  • Poor ventilation
  • Rising damp
  • Ground water

If you’re not sure how to fix the source of the dampness, you should contact a professional damp proofing company.

How to prevent dampness

There are a number of things you can do to prevent dampness in your home, including:

  • Keep your home well-ventilated
  • Dry clothes outside if possible
  • Use extractor fans when cooking and bathing
  • Keep furniture away from walls
  • Repair any leaks as soon as possible

If you have a problem with rising damp or ground water, you may need to have professional damp proofing work done.

Conclusion: How bad is it to live in a damp house?

Living in a damp house can have a serious impact on your health and well-being. If you think your home may be damp, it’s important to take steps to address the problem as soon as possible.

Important Links:

Can I withhold rent for disrepair?

Can I withhold rent for disrepair?

Can I withhold rent for disrepair?

Introduction

As a tenant, you have the right to live in a property that is in good repair. This means that your landlord must fix any problems with the property that make it uninhabitable or dangerous. If your landlord fails to do this, you may be able to withhold rent or take other legal action.

When can I withhold rent for disrepair?

You can only withhold rent for disrepair if the repairs are your landlord’s responsibility and the landlord has failed to fix the problem within a reasonable time after being notified of it. You should always check your tenancy agreement to see what repairs your landlord is responsible for.

Some examples of repairs that your landlord is usually responsible for include:

  • Fixing a broken boiler or heating system
  • Repairing a leaking roof or gutters
  • Fixing broken electrical wiring or appliances
  • Repairing damp and mold
  • Repairing structural problems with the property

How do I withhold rent for disrepair?

If you need to withhold rent for disrepair, you should follow these steps:

  1. Write to your landlord in writing, listing the repairs that need to be done.
  2. Give your landlord a reasonable time to fix the problems. This will vary depending on the severity of the problem. For example, if you have no heating or hot water, you may only need to give your landlord a few days to fix the problem. However, if the property has structural problems, it may take your landlord longer to fix the problem.
  3. If your landlord does not fix the problems within a reasonable time, you can withhold rent. However, you should only withhold the amount of rent that is necessary to cover the cost of the repairs.

What are the risks of withholding rent?

Withholding rent is a serious step and should only be done as a last resort. If you withhold rent, your landlord may take legal action against you to evict you from the property.

However, if you have followed the steps above and your landlord is still refusing to fix the problems, you may be able to defend yourself in court. It is important to seek legal advice before withholding rent.

Alternatives to withholding rent

If you do not want to withhold rent, there are other things you can do to try to get your landlord to fix the problems. For example, you could:

  • Contact your local council’s housing department. They may be able to help you resolve the dispute with your landlord.
  • Apply for a rent reduction from the Rent Service. This is an independent body that can rule on whether your rent is too high because of the condition of the property.
  • Take your landlord to court. This is a last resort, but it may be necessary if your landlord is still refusing to fix the problems.

Conclusion

If you are considering withholding rent for disrepair, it is important to seek legal advice first. Withholding rent is a serious step and should only be done as a last resort. There are other things you can do to try to get your landlord to fix the problems, such as contacting your local council’s housing department or applying for a rent reduction from the Rent Service.

Important links

Housing Disrepair Advice: https://housingdisrepairadvice.org/contact

Housing Ombudsman: https://www.housing-ombudsman.org.uk/