Landlord Says There Is No Disrepair: How Tenants Can Challenge It

When a tenant reports a repair problem, the landlord should take it seriously, inspect the issue, and arrange repairs where needed. But some tenants are told there is “no disrepair” even when the problem is clearly affecting their home.

This can happen with damp, leaks, faulty windows, damaged plaster, unsafe flooring, heating problems, broken doors, poor drainage, electrical faults, or recurring repair issues. The landlord may say the property is fine, the issue is minor, the tenant caused it, or the problem does not fall under their repair duty.

If your landlord says there is no disrepair, that does not automatically mean they are right. Tenants can challenge the decision by collecting evidence, asking for inspection notes, requesting a second inspection, making a formal complaint, and getting legal advice if the problem continues.

Why Would a Landlord Deny Disrepair?

A landlord may deny disrepair for many reasons. Sometimes the problem is missed during a short inspection. Sometimes the wrong person inspects it. In other cases, the landlord may rely on poor repair records, contractor notes, or a brief visual check that does not show the full issue.

Common reasons landlords deny disrepair include:

• They say the issue is cosmetic only
• They say the tenant has not reported the problem before
• They say the damage was caused by the tenant
• They say the problem is due to condensation or lifestyle
• They say a contractor inspected the property and found no fault
• They say the repair was already completed
• They say the issue is not serious enough for action
• They blame another landlord, freeholder, neighbour, or managing agent

Some of these explanations may be valid in certain cases. But landlords should not dismiss a repair complaint without properly checking the facts.

What Counts as Disrepair?

Disrepair usually means something in the property has deteriorated, broken, become damaged, or stopped working properly. It can involve the structure of the home, installations, fixtures, or key systems that the landlord is responsible for.

Examples may include:

• Leaking roofs, pipes, or ceilings
• Broken windows or rotten frames
• Faulty heating or hot water systems
• Unsafe electrics or damaged sockets
• Cracked walls or ceilings
• Damaged plaster caused by leaks or damp
• Broken external doors or locks
• Drainage problems
• Unsafe stairs, floors, or communal areas
• Damp and mould linked to building defects

Not every defect is automatically the landlord’s responsibility. For example, tenants are usually expected to look after the property, report problems, avoid causing damage, and allow reasonable access for inspections and repairs. However, if the problem is linked to the structure, exterior, heating, water, sanitation, gas, electricity, or safety of the property, the landlord may still have responsibility.

Do Not Accept a Verbal Denial Only

If the landlord says there is no disrepair, ask them to put that decision in writing. A verbal comment from a housing officer, repairs team, or contractor is not enough.

Ask for:

• The reason they believe there is no disrepair
• The date the property was inspected
• The name or role of the person who inspected it
• Any contractor notes or inspection report
• Photos taken by the landlord or contractor
• The repair reference number
• The policy or rule they relied on

You can write:

Please confirm in writing why you believe there is no disrepair at my property. Please also provide the inspection notes, contractor report, photos, repair history, and any records used to make this decision.

This makes it harder for the landlord to give a vague answer and helps you build a clear paper trail.

Take Clear Evidence of the Problem

If the landlord denies disrepair, evidence becomes very important. You need to show that the issue exists, how long it has been present, and how it affects your home.

Useful evidence includes:

• Photos of the problem
• Videos showing leaks, damage, damp, cracks, or faulty fittings
• Photos taken on different dates to show the issue is ongoing
• Screenshots of repair reports or app messages
• Emails and texts sent to the landlord
• Repair reference numbers
• Complaint letters
• Medical records if the problem affects your health
• Receipts for damaged belongings or extra costs
• Witness statements from family, neighbours, or visitors

Try to keep original photos and videos. Do not delete messages, repair app notifications, or emails, even if the landlord has already replied.

Keep a Repair Timeline

A repair timeline helps show the history of the problem. This is useful when the landlord says there is no disrepair, especially if you have reported the same issue several times.

Your timeline should include:

• The date the issue first appeared
• The date you first reported it
• How you reported it
• Repair reference numbers
• Inspection dates
• Contractor visits
• What was said during each visit
• Whether repairs were completed or failed
• Dates when the issue got worse
• Dates of formal complaints

A timeline can make your complaint much stronger because it shows the issue is not a one-off concern.

Ask for a Second Inspection

If the landlord’s first inspection was poor, rushed, or incorrect, ask for a second inspection. Explain why you disagree with the original decision.

For example:

I disagree with the decision that there is no disrepair. The problem remains visible and continues to affect the property. Please arrange a further inspection by a suitably qualified person and confirm the findings in writing.

If the issue involves damp, leaks, cracks, structural movement, electrics, drains, or heating, ask for the right type of specialist to inspect it. A general inspection may not be enough for a complex problem.

Challenge Weak Inspection Notes

Sometimes landlords rely on short notes such as “no fault found,” “tenant issue,” or “no repair required.” These notes may not explain what was checked or why the decision was made.

If the inspection notes are weak, ask questions such as:

• Which parts of the property were inspected?
• Were moisture readings taken?
• Were photos taken?
• Was the source of the problem investigated?
• Was a specialist needed?
• Why was the issue marked as no repair required?
• Was the tenant’s evidence reviewed?

A landlord should not dismiss a repair issue without a proper reason.

What If the Landlord Says It Is Cosmetic?

Some landlords say the problem is cosmetic, especially where there is staining, damaged plaster, peeling paint, cracked walls, or visible marks. But cosmetic damage may be a sign of a deeper repair issue.

For example:

• Peeling paint may be linked to damp or water ingress
• Stained ceilings may be linked to a roof or plumbing leak
• Cracked plaster may be linked to movement or water damage
• Damaged flooring may be linked to leaks or structural defects
• Rotten window frames may affect weatherproofing and safety

If the visible damage is caused by an underlying defect, ask the landlord to inspect the cause, not just the surface damage.

What If the Landlord Blames You?

A landlord may say there is no disrepair because the tenant caused the issue. This often happens in disputes involving damp, blocked drains, damaged doors, broken fittings, or poor ventilation.

If the landlord blames you, ask them to provide evidence. Do not accept a blame statement without a clear explanation.

You can ask:

Please explain the evidence you are relying on to say this issue was caused by me. Please provide inspection notes, photos, contractor comments, and any records used to reach this decision.

You can challenge this by showing when the issue started, how often it was reported, whether other tenants have similar problems, and whether the defect is linked to the building itself.

Ask for Repair Records and Contractor Notes

Repair records can be very useful when a landlord denies disrepair. They may show previous reports, contractor comments, missed appointments, repeated failed repairs, or evidence that the landlord already knew about the problem.

Ask for:

• Repair logs
• Contractor notes
• Inspection reports
• Photos taken by the landlord
• Call notes
• Complaint records
• Appointment history
• Internal notes about the repair

If the landlord has poor records, missing notes, or inconsistent repair history, this may help show that the issue was not handled properly.

Make a Formal Complaint

If the landlord still denies disrepair after you provide evidence, make a formal complaint. Keep the complaint clear, organised, and factual.

Your complaint should include:

• What the problem is
• When you first reported it
• What the landlord said
• Why you disagree
• What evidence you have
• What action you want

Sample Complaint Wording

I am making a formal complaint because my repair issue has been dismissed as “no disrepair,” but the problem remains at the property.

I first reported this issue on [date]. Since then, the problem has continued and is affecting my home. I have attached photos, videos, and repair records showing the issue.

Please review the decision, provide the inspection notes and contractor report, arrange a further inspection, and confirm what repair action will be taken.

Can Environmental Health Help?

In some cases, tenants can contact the local council’s Environmental Health team. This may be useful if the property has hazards affecting health or safety.

Environmental Health may inspect the property and assess whether conditions are unsafe or harmful. This can be especially useful if the landlord keeps denying the problem.

This route may be more relevant for private tenants, but social housing tenants can also seek advice where serious health and safety risks are present.

What If You Are a Council or Housing Association Tenant?

If you rent from a council or housing association, use the landlord’s formal complaints process. If the complaint is not resolved after the landlord’s final response, you may be able to take the matter to the Housing Ombudsman.

The Housing Ombudsman can look at how the landlord handled the repair, whether the complaint response was fair, whether records were poor, and whether the landlord should take further action.

The Ombudsman may also consider whether the landlord caused avoidable distress, inconvenience, delay, or poor service.

Can You Start a Housing Disrepair Claim If the Landlord Denies It?

Yes, a landlord’s denial does not automatically stop a claim. Many housing disrepair disputes involve landlords denying responsibility or saying the problem is not serious.

To bring a strong claim, you usually need to show:

• There is a repair issue or poor housing condition
• The landlord is responsible for it
• The landlord knew or should have known about it
• The landlord failed to fix it within a reasonable time
• You suffered inconvenience, damage, loss, or health impact

A solicitor may arrange an expert inspection if the landlord continues to dispute the problem.

What Evidence Helps Most?

The best evidence is usually evidence that shows the problem clearly and connects it to the landlord’s failure to act.

Strong evidence may include:

• Photos showing the same problem over time
• Repair reports with dates and reference numbers
• Emails where the landlord acknowledges the issue
• Contractor comments saying further work is needed
• Medical evidence where health has been affected
• Receipts for damaged furniture, bedding, clothing, or cleaning costs
• Independent inspection reports
• Environmental Health reports
• Witness statements

Do not rely on one photo alone if the problem has lasted for months. A pattern of evidence is usually stronger.

Should You Stop Paying Rent If the Landlord Denies Disrepair?

In most cases, tenants should not stop paying rent without legal advice. Even if the landlord is wrong, rent arrears can create serious problems and may put your tenancy at risk.

Instead, keep paying rent where possible, keep records, continue reporting the issue, and get advice before taking any step that could affect your tenancy.

When Should You Get Legal Advice?

You should consider getting legal advice if:

• The landlord keeps denying the problem
• The issue has lasted for weeks or months
• Your health has been affected
• Your belongings have been damaged
• The landlord blames you without evidence
• The same repair keeps coming back
• The landlord refuses to provide inspection records
• Your complaint has been ignored or rejected

A housing disrepair solicitor can review your evidence, check whether the landlord had notice, and advise whether you may be able to claim compensation or force repairs.

Final Thoughts

If your landlord says there is no disrepair, do not assume the matter is closed. Ask for the decision in writing, request repair records, collect evidence, keep a timeline, and challenge weak inspection notes.

A landlord’s denial is not the final word. If the problem is real, ongoing, and affecting your home, you may still have options through complaints, Environmental Health, the Housing Ombudsman, or a housing disrepair claim.

FAQs

What should I do if my landlord says there is no disrepair?

Ask for the decision in writing, request inspection notes, take photos and videos, keep repair records, and make a formal complaint if the issue remains unresolved.

Can I challenge a landlord’s inspection report?

Yes. If the report is incomplete, vague, or does not reflect the condition of your home, you can ask for a second inspection and provide your own evidence.

What if the landlord says the problem is cosmetic?

Ask them to inspect the underlying cause. Stains, cracked plaster, peeling paint, or damaged surfaces may point to leaks, damp, structural issues, or other repair problems.

Can I claim compensation if the landlord denies disrepair?

You may still be able to claim if you can show the problem exists, the landlord is responsible, the landlord knew about it, and they failed to repair it within a reasonable time.

Can Environmental Health inspect my home?

In some cases, yes. If the condition of the property affects health or safety, you can contact your local council’s Environmental Health team for advice.

What if my landlord refuses to give me contractor notes?

Ask again in writing and keep a record of the refusal. Contractor notes, repair logs, and inspection records may be important if you make a formal complaint or seek legal advice.

Should I stop paying rent if my landlord refuses repairs?

Do not stop paying rent without legal advice. Rent arrears can create separate problems, even where the landlord has failed to repair the property.

Can a solicitor help if the landlord says there is no disrepair?

Yes. A solicitor can review your evidence, check the landlord’s repair duties, and arrange expert evidence where needed.