Landlord Refuses to Fix a Problem? What to Do Next

When a landlord refuses to fix a problem, it can be difficult to know whether to wait, submit another repair request, or take the matter further. Start by preserving evidence and describing the defect clearly. The right next step depends in part on how serious and urgent the problem is.

What to do when your landlord does not make repairs

Follow these steps and keep copies of all communication. For an ordinary defect, written contact is usually a sensible starting point. If there is an immediate risk to people or property, act promptly rather than waiting for a routine response.

Step 1: Decide whether the problem is urgent

Urgent issues may include a water leak, sewage entering the home, an insecure external door, or a serious electrical fault. If there is immediate danger, contact the emergency services or the relevant emergency maintenance service. Use your landlord’s emergency number for urgent building problems if one is available. Do not attempt electrical, plumbing, or other hazardous work yourself.

Record when the issue began, what happened, and whether it is getting worse. Take reasonable steps to limit damage, but do not put yourself or anyone else at risk. A dripping tap or minor cosmetic defect is not usually the same kind of emergency, although it may still need attention.

Step 2: Document the defect

Take dated photos or videos from several angles and keep the original files. Note where the defect is, when you found it, and how it affects the use of the home. For damp or mould, you can also record smells, visible changes, and whether the symptoms return. Avoid claiming to know the cause unless you actually do.

Keep receipts for necessary expenses caused by the problem and note the dates of calls and visits. If other residents have witnessed the same issue, their observations may help. Good records make it easier to show what you reported and whether the situation has changed.

Step 3: Send a clear written repair request

Submit a repair request through your landlord’s usual channel, such as email or an online system. State precisely what is wrong, where it is, when you noticed it, and how it affects the home. Attach relevant images, ask the landlord to confirm receipt, and request information about inspection or repairs.

Be factual and give a reasonable time for a response in light of the urgency. Save the email, case number, or a screenshot of the report. If you speak by phone, follow up in writing: “As discussed today, my report concerns …”. This creates a clearer timeline than relying on a conversation alone.

Step 4: Follow up and ask for a plan

If you receive no reply, or nothing happens after the landlord says the issue will be inspected, send a brief follow-up. Refer to your original report and give its date. Ask when the defect will be inspected and when any repair could take place. If the landlord says it will not be repaired, ask for the reason in writing.

The landlord may need to investigate the cause before arranging work, so distinguish between no response and an explicit refusal. Make the home available for an agreed inspection or repair visit, and record if a visit is cancelled or does not lead to action.

Step 5: Check your rights and gather evidence

A tenant’s right to request repairs depends on whether the defect falls within the landlord’s maintenance responsibilities and how it affects the home. Swedish rules on rent and defects in rented homes are set out in Chapter 12 of the Land Code. Save relevant evidence, including photos, repair requests, replies, inspection notes, and receipts.

You can also contact the Swedish Tenants’ Association for guidance on assessing the situation and possible options. The available remedies depend on the circumstances, so do not assume that every reported defect automatically entitles you to compensation or a specific rent reduction.

Step 6: Consider an order from the Rent Tribunal

If a defect remains and the landlord will not address it, find out whether you can apply to the Swedish Rent Tribunal (Hyresnämnden) for an order requiring repairs. The tribunal may consider whether the landlord should be directed to remedy a defect. This does not guarantee a particular decision: the outcome depends on the nature of the problem and the evidence you can provide.

Gather documentation of the defect, your written contact, and any response—or lack of one. Explain what you want the landlord to do and how the defect affects the home. Check current application information with the tribunal before proceeding. For an urgent issue, do not rely solely on a later application to address an immediate danger.

Step 7: Do not withhold rent without advice

Do not stop paying rent or deduct money on your own initiative without first checking what applies. Rent deductions or deposits may have legal consequences if handled incorrectly. There are specific rules, and the appropriate course depends on the circumstances. Seek advice before acting and continue keeping a record of your communication with the landlord.

Likewise, do not arrange repairs yourself and send the bill to the landlord without checking whether you are entitled to do so and how reimbursement works. If a simple temporary measure is needed to limit damage, do so only if safe and contact the landlord or emergency service promptly.

What if my landlord does not respond to a repair request?

Follow up in writing, referring to the date and contents of your first report. Ask for details of an inspection and a repair plan, then save the reply or record that none arrived. If the defect remains, gather your evidence and check whether the matter may be suitable for the Rent Tribunal or whether you should seek advice.

In summary

For a defect in a rented home, first decide whether it is urgent, then document it and send a clear written request. Follow up with a specific request for action, check the relevant rules, and consider further steps if the landlord still does not respond. Do not make rent deductions or repairs without checking what applies.

Frequently asked questions

How long can a landlord take to make repairs?

There is no single deadline that applies to every defect. The appropriate response time depends on the type and extent of the problem and any risks it creates. Describe the issue clearly and state if it needs immediate attention.

Can I require my landlord to repair a defect?

You can ask the landlord to investigate and remedy defects they are responsible for. If you cannot resolve the issue directly, find out whether the Rent Tribunal can consider an order requiring repairs. The decision depends on the circumstances and evidence.

Should I stop paying rent if the defect is not fixed?

Do not stop paying rent on your own initiative. Rent reduction or deposit rules may be relevant in some situations, but seek guidance first to avoid the consequences of taking the wrong steps.