How to get an unresponsive landlord to make repairs
Turn repeated, ignored requests into a dated written record with a clear deadline.
By Resolve the Disputes2 min readUpdated October 2026General information, not legal advice
The situation
You've reported a leak, a broken heater or mold three times. Each time you hear "we'll get someone out," and each time nothing happens. Meanwhile the problem is getting worse.
What's really going on
Ignoring requests works for some landlords because most tenants either give up or keep asking by phone, which leaves no trail. A dated written request with photos and a deadline changes that. It's harder to ignore, and it's exactly what a housing office or court would ask to see later.
What your landlord must repair, and how fast, depends on where you live and on your lease.
Example replies
They write: "We're very busy right now. Someone will be in touch."
- Peacekeeper: "Thanks for getting back to me. The leak under the kitchen sink is getting worse, and I'd like to stop it damaging the cabinet. Could you give me a date this week?"
- Barrister (record-ready): "I reported a leak under the kitchen sink at [address] on [date] and [date]. Photos are attached. Please confirm a repair appointment by [date]."
- Grey rock: "Please confirm the repair date for the kitchen leak."
- Assertive: "This is my third request since [date]. The leak is causing damage. If I don't have a repair date by [date], I'll contact [the local housing office / a tenant advice service] about next steps."
Mistakes to avoid
- Asking only by phone or in person. Follow every call with a short written summary.
- Withholding rent, or paying for the repair and deducting it, without checking your local rules first. In many places that can put you in the wrong.
- Letting anger into the message. Calm and specific reads far better to anyone who sees it later.
When to escalate
If your deadline passes, contact your local housing authority, code enforcement or a tenant advice service. If the problem is a safety risk, such as no heat in winter, a gas smell, exposed wiring or a serious leak, say so clearly and contact them straight away. This guide isn't legal advice.
Get help with your exact message
Resolve the Disputes writes four replies to your landlord's exact message and flags anything you shouldn't put in writing.