Reporting Repairs: What to Do When Your HMO Landlord Goes MIA It’s a frustrating scenario: the boiler is leaking, or a window won’t shut, and your landlord or letting agent has stopped replying to your messages. In an HMO, neglect can lead to serious safety risks. Step 1: The Paper Trail Always report repairs in writing (email or text). Avoid “just mentioned it on the phone.” A written record is vital if you need to escalate the issue later. Be specific about the fault and how it affects your safety or comfort. Step 2: The “Reasonable Timeframe” Landlords have a “reasonable time” to fix things. An emergency (no water, no heat in winter, a fire risk) should be addressed within 24 hours. General repairs usually have a 14-day window. Step 3: Contact the Council If the landlord remains “MIA,” contact your local council’s Private Sector Housing or Environmental Health team. They have the power to inspect the property and issue an “Improvement Notice.” If the landlord ignores this, the council can carry out the work themselves and bill the landlord, or even take over management of the property in extreme cases. Note: Never stop paying your rent as a way to “force” a repair. This can lead to eviction proceedings against you. It is always better to follow the legal route through the council.