Only the tenant or joint tenant can report a repair. If you want someone else to be able to report a repair for you please fill in the advocate consent, using the form below.
There are four ways you can report a repair to BITMO
0113 378 2188 or 0800 389 5503 (office hours)
Emergency out of hours: 0113 376 0410
BITMO will contact you on the same or next working day.
The BITMO housing counter is in Aberfield Gate, off Belle Isle Road.
View our office on a map >
Opening hours
Monday 9-5
Tuesday 9-5
Wednesday 9-1
Thursday 9-5
Friday 9-4
Closed on bank holidays.
Click here to use the Leeds City Council website.
Please note you need your rent (or leasehold) account number to use this site.
Responsibilities
You are responsible for some repairs to your home such as unblocking sinks and toilets. The full list is in the repairs handbook. If we have to carry out a repair that you are responsible for we will recharge you.
The Right to Repair
Under the government’s Right to Repair Scheme, you have a right to certain repairs which may affect your health, safety or security done within set time limits. In some cases, if we do not carry out the repair within a set time, you can ask for us to arrange for another contractor to do the work. If the second contractor doesn’t complete the work on time, you may be able to claim compensation.
How quickly will my repairs be done? We know how important it is that repairs are done quickly, with minimum inconvenience. Repairs at BITMO are carried out by our contractors Mears and Sayes or our Caretaking team. Our service standards are:
| Emergency – when urgent action is needed to prevent a serious risk to health and safety, major damage to the property structure or to prevent the property from being insecure. | Attend in 3 hours to make safe, complete in 24 hours | total electrical failureuncontrollable leaksbroken windowstotal or partial loss of heating / hot water (November – April)communal door entry broken |
| Priority 1– when your comfort is seriously affected or to prevent damage to the property | 3 days | plumbing and drainage faultspartial loss of electric powertotal or partial loss of heating / hot water (May – October) |
| Priority 2 | 7 days | roof leaksextractor fan not working in the kitchen or bathroomdoor entry handsets not working |
| General – other small repairs that need to be done to your home | 20 days | small external repairsrehanging a doorfixing cupboards or unitsgeneral heating repairs |
| General repairs needing an inspection or materials to be ordered or manufactured | days | unblocking or repairing gutteringrepairs to paths or steps, external walls and chimneysfences or gates (subject to fencing policy criteria)damp proofingreplacing kitchen unitsmajor repairs to plaster and concrete floors |
Not all repairs are the landlord’s responsibility, some are the responsibility of the tenant:
- Filling small holes and cracks to walls and ceilings
- Replacing lost keys
- Changing locks where the keys have been lost
- Replacing fuses and electric plugs
- Resetting mains fuses and trip switches
- Replacing plugs and chains to sinks, basins and baths
- Replacing clothes lines
- Isolating plumbing leaks in an emergency
- Keeping clear and unblocking waste pipes to sinks, basins or baths
- Tightening up loose waste pipes
- Tightening up loose toilet seats
- Replacing toilet seats
- Replacing light bulbs, lamps and fluorescent tubes to light fittings
- Clearing external gully grates of vegetation and food deposits
- Re-fixing and replacing shower curtains
- Providing and maintaining curtain battens above windows and doors
- Replacing worktop seals
- Tightening up loose kitchen cupboard doors
- Maintaining aerials, satellite dishes, telephone points and cables (except in communal blocks)
- Keeping paths, patios and hard standings clear of vegetation
- Wiping clean areas of mould growth caused by condensation
- Trimming doors after new floor coverings installed
- Replacing door numerals and name plates to individual homes
- Repairing and replacing door bells to individual homes
