The roof is leaking, and water is running down the wall into the bedroom.
I contacted the landlord two weeks ago but nothing has been done, yet he is still asking me to pay next month’s rent.
Can I refuse to pay until the repair is completed?
Many tenants in the UK have faced similar situations:
the landlord delays repairs, the property gets worse, and tenants worry that “not paying rent” will lead to eviction.
So legally, do you actually have the right to refuse to pay rent?
1. What are the landlord’s repair obligations?
Under Section 11 of the Landlord and Tenant Act 1985, UK landlords have a legal duty to keep the structure and installations of the property in good condition. This includes:
• Roof, walls, windows, doors, drainage systems
• Water pipes, gas and electricity systems
• Heating and hot water systems
As long as the damage is not caused by the tenant (e.g., DIY alterations causing leaks), the landlord has a legal duty to carry out the repairs.
2. Can I “refuse to pay rent”?
No. You cannot stop or withhold rent directly.
In the UK, doing so is considered “unlawful withholding of rent,” which may result in:
• The landlord issuing a Section 8 eviction notice (based on rent arrears)
• Damage to your credit record and loss of tenant protections
3. What should I do instead?
1. Send a formal written repair request
Notify the landlord by email or text and keep all records (photos, dates, screenshots).
It is recommended to title the email:
“Formal repair request under Section 11 Landlord and Tenant Act 1985.”
2. Allow a reasonable time for repair (usually 14 days)
Give the landlord time to arrange the repair. If they still do nothing:
3. Contact the local council’s Environmental Health team
They can inspect the property and order the landlord to carry out repairs.
4. Use the “repair and deduct” method (with caution)
In extreme cases, you may hire a qualified contractor yourself and deduct the cost from your rent, but only if you:
• Notify the landlord in writing in advance
• Provide quotes and invoices
• Keep evidence of the repair
Otherwise, the landlord may still pursue you for unpaid rent.
4. When can a tenant legally stop paying rent?
Only in exceptional situations, such as:
• The property is uninhabitable due to serious disrepair
• Multiple formal complaints have been ignored
• The council or court confirms the landlord is in breach
In such cases, tenants may apply for:
• a Rent Repayment Order (RRO), or
• compensation through the court.
5. Lawyer’s advice
In the UK, refusing to pay rent is a last resort and not recommended lightly.
Safer approaches include:
• Documenting the issue (photos + dates)
• Keeping all communication records
• Sending written notices
• Involving a solicitor to send a formal “Letter Before Action” when necessary
Sometimes one solicitor’s letter is more effective than waiting for weeks.
