What to Do If the Landlord Fails to Carry Out Repairs
Imagine your heating stops working in the middle of winter, or a damp patch appears above your kitchen counter from a leaking roof. You report the problem to your landlord – and nothing happens. Days go by, the cold gets worse, the ceiling gets darker, and your frustration grows. What should you do when the landlord fails to fulfil their basic duty to keep the property in a habitable condition?
This article is part of the large guide to lease agreements, where you can find more practical topics related to renting apartments, houses, and commercial spaces: read more
Tenants often ask me: “What can I do if my landlord ignores my repair requests?” or “Can I arrange the repair myself and deduct the cost from the rent?”
These situations are, unfortunately, common and legally sensitive. Keywords such as rental agreement repairs, landlord responsibilities, and tenant repairs in a flat are searched hundreds of times a month – yet the legal rules are far from intuitive.
What you’ll learn in this article
Which repairs the landlord is obliged to carry out
When and how the tenant must report defects
Tenant options when the landlord fails to act
Risks of taking matters into your own hands
How to proceed legally and practically
Landlord’s obligations under the law
The Civil Code states that the landlord must maintain the property in a condition fit for use and carry out necessary repairs and maintenance.
This includes:
functional heating, electricity, water, and waste disposal
sound building structure and roof
safe and working fixtures that are part of the property
The tenant is only responsible for routine maintenance and minor repairs associated with normal use.
How to proceed when repairs are neglected
Notify the landlord in writing immediately – describe the defect, include the date and photo evidence.
Allow a reasonable deadline for repair – typically 7–14 days, or immediately in emergencies.
Warn about the possibility of rent reduction – the law allows you to pay less rent if the property cannot be fully used.
Risks of self-help
⚠️ Advice from the lawyer:
The most common mistake? A tenant pays for the repair out of their own pocket and automatically deducts the cost from the rent without prior agreement. The landlord may then claim they never approved the repair and demand full rent payment – or even terminate the tenancy.
Real-life example
One client had no heating and the landlord did not respond. She hired a repair service and deducted the cost from the rent. The landlord refused to acknowledge the repair and gave notice to end the tenancy. The dispute went to court – and although she eventually won, the stress and expenses outweighed the cost of the repair.
Summary
When the landlord fails to carry out repairs:
communicate everything in writing and keep evidence
give them a real opportunity to act
only then consider further legal steps – rent reduction, or even ending the tenancy, etc.
Need help?
If you’re dealing with unresolved repairs, get in touch. I can draft a formal request to the landlord, guide you on the next steps, and protect your rights – quickly and clearly.
Contact a legal professional – I specialize in contract law.
Learn more here.
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What to Do If the Landlord Fails to Carry Out Repairs
Print Imagine your heating stops working in the middle of winter, or a damp patch appears above your kitchen counter from a leaking roof. You