Section 11 of the Landlord and Tenant Act 1985 implies an absolute and non-excludable obligation upon landlords to carry out basic repairs. A landlord must keep a property in an adequate state of repair in terms of the structure and exterior including any and all drains, gutters and external pipes.
The above section further requires Landlord to keep all of the “installations” in the property that supply water, gas, electricity and sanitation items (such as the toilets) in a good, working condition. Specific reference is given to this applying to basins, sinks, baths and “sanitary conveniences.
Landlords are under statutory obligation for all essential repairs under section 11 of the LTA.
If the Landlord is ignoring the repair requests then it should be reported to the Environmental health department of the Local council. They can issue fines and ask such landlord to carry out needed repairs.
Tenants can stop rent payments for the period of repairs only if mutually agreed with the landlord. So, tenants should not stop making rent payments for any disrepair issues.
Tenant can however , initiate compensation claim against their Landlord for their inconveniences and disrepair . Before tenant start a court claim for compensation, they must send a formal 'letter before action' to their landlord and their letting agent. This letter must set out the detail of your claim.
Tenant would need to file form N208 for claiming the amount.
Click below web link for the relevant form and guidance-
The rent of the property is used as a basis to calculate the compensation. You will be awarded a percentage of your rent that you paid while you resided in the house with the disrepair issue. The actual percentage that you will be awarded depends on the severity of the disrepair. A completely uninhabitable property will result in 100% compensation, however, this is extremely rare. Normally, compensation ranges between 25% to 50% of the rent of the property for the total period of disrepair