Urgent repairs and getting the cost back

Key rules

• Notice first: Tell the landlord as soon as possible, in writing you can prove, before or right as you arrange the work.
• Urgent only: Only work needed to stop imminent danger or further damage qualifies; cosmetic or non-urgent repairs do not.
• Rent deduction: Never subtract the cost from your rent without the landlord's agreement.
• Evidence: Photos, the notice, a technician's report, an itemised invoice and proof of payment are what back up your claim.

Can you fix it yourself and get the money back?

Yes, but only if the repair is truly urgent and you tell the landlord first. You can carry out a repair that is urgent to avoid imminent danger or further damage, after notifying the landlord as soon as possible, and claim the cost of strictly urgent work from the landlord.

This applies to repairs that are the landlord's responsibility. Damage you caused is not covered.

What counts as urgent

The repair must stop a real danger or stop damage getting worse, and the landlord must not have acted. Typical examples:

• A burst pipe or major leak.
• A gas or electrical fault that is dangerous.
• A broken front door lock.
• A collapsed ceiling element.
• A broken boiler in winter. This counts only in some cases, so document why it could not wait.

A cosmetic or non-urgent repair does not qualify. Do those through a normal request to your landlord.

What to do, in order

1. Tell the landlord at the earliest possible moment. This lets them take over the repair if they choose. No form is required, but put it in writing so you can prove it: a burofax, or an email or WhatsApp where they acknowledge receipt. If you phone first, follow up in writing.
2. Take photos or video of the problem before any work starts.
3. Get the work done, and keep it to the minimum needed to remove the risk, at a reasonable cost. If time allows, get a quote.
4. Ask the technician for a short written report saying what caused the problem and why it was urgent. A court decides whether the work was really urgent, so this report matters.
5. Pay by bank transfer or card, not cash, and ask for an itemised invoice in your name or with your details.
6. Send the landlord the invoice and claim the cost.

The documents list below shows everything to keep.

What you can get back

You can claim only the necessary, reasonable cost of the urgent repair itself. You cannot claim:

• Upgrades or improvements.
• Non-urgent or cosmetic work.
• Damage you caused.
• Inflated charges.

How you get paid

Normally the landlord either pays you back against the invoice or, if you both agree, deducts it from the rent. If they do not agree, claim in writing. If they still refuse, your remaining route is a court claim.

Do not deduct the cost from your rent on your own. The landlord may treat that as non-payment, which puts your tenancy at risk.

Documents you need

• Photos or video of the defect before and after the work.

• The notice you sent the landlord (burofax, email or WhatsApp), with proof it was delivered.

• A written report from the technician or plumber describing the cause and why the repair was urgent.

• The itemised invoice, in your name or with your details.

• Proof of payment, such as a bank transfer or card receipt rather than cash.

• Any quotes you obtained before the work.

Checklist

• Notify the landlord at the earliest possible moment, so they can take over the repair if they choose.

• Put the notice in writing in a way you can prove, such as a burofax, or an email or WhatsApp with acknowledgment.

• If you phone first, follow the call with a written message.

• Limit the work to the minimum needed to remove the risk, at a reasonable cost.

• Send the landlord the itemised invoice and claim the reasonable cost.

Traps when you pay for a repair yourself

• Skipping notice to the landlord: If you do not tell the landlord at the earliest possible moment, you can lose the right to get the money back. The landlord must have the chance to take over the repair. Tell the landlord straight away in a way you can prove: a burofax, or an email or WhatsApp they acknowledge.

• Repair is not really urgent: Only work needed to avoid imminent danger or further damage, such as a burst pipe, a dangerous gas or electrical fault or a broken front door lock, can be claimed. Cosmetic or non-urgent repairs do not qualify, and the landlord may refuse to pay. Do only the minimum needed to remove the risk, at a reasonable cost. Leave anything else for the landlord to handle.

• No invoices or photos: Without proof, the landlord can dispute the amount and a court may not accept that the work was urgent. Take photos or video before and after the work. Keep the notice you sent, any quotes, and a written report from the plumber or technician saying the cause and why it was urgent. Get an itemised invoice with your details and pay by bank transfer or card, not cash.

Frequently asked questions

Can I deduct the repair cost from my rent?

Only if the landlord agrees. Without an agreement, ask the landlord to pay the invoice. If they refuse, you must claim the money, and if that fails, take the claim to court. Deducting on your own can be treated as non-payment of rent.

Which costs can I get back?

Only the necessary, reasonable cost of the urgent repair itself. Upgrades, cosmetic work, damage you caused and inflated charges are not covered.

Does a broken boiler count as urgent?

Sometimes. A broken boiler in winter can qualify in some cases. Gas or electrical faults, burst pipes, a broken front door lock and a collapsed ceiling element are clearer examples.