Freeholder refuses to replace damaged door?

For relatively low-cost issues, often paying for a solicitor to send an initial letter does the trick, just pointing out the provisions in the lease. Or you could write your own letter before action quoting the lease provisions and threatening an application to court for an order requiring him to replace the door; but he may not believe you mean to follow through.
But presumably the situation needs to be resolved quickly for you to be compliant with your obligations to your tenants, so maybe (assuming you’ve already got written evidence of your request and his refusal) the simplest solution is for you to pay for the new door yourself and then start a Money Claim OnLine if the freeholder doesn’t refund you within a month of you sending him the invoice. It should hopefully be clear that it’s not a service charge item because it resulted from the actions of the tenant of that particular flat.

Lack of buildings insurance is extremely concerning. https://www.property118.com/what-to-do-when-your-freeholder-doesnt-provide-buildings-insurance-solutions-for-leaseholders/
https://www.lease-advice.org/faq/what-can-i-do-if-my-landlord-fails-to-insure-the-building/
https://www.streathers.co.uk/what-if-my-landlord-does-not-insure-my-building/

Kate, thank you for a great answer.. and I’m so fed up with police breaking down doors and didn’t even let me know… the neighbours told me…. disgraceful way to treat anyone.

I would agree with Kate.

If you believe that the freeholder is not fulfilling his legal duties, you can also get advice from the Leasehold Advisory Service on how to tackle it.

If the police breaks something, shouldn’t they pay? Why should an unrelated party have to fork out any damage caused by someone, more so, someone with authority?

Can you not claim from the police through a victim’s compensation scheme?

Hi G Master,
I did speak to the police, but at the time they believed the tenant was in danger of taking own life… actually he was fast asleep with headphones on, so never heard the phone ring, … woke up when the police broke in…. at that time I was lead to believe, by the police, I didn’t have any rights to reclaim,,,, and of course the old adage of ‘use the deposit’ … to fix a £1200 door! I believe they have stopped doing that now…

Building insurance should cover and in any case it’s the freeholder s responsibility to maintain and repair the common areas.
Agree with Kate
The police story seems confused tho
If police had genuine concern over safety/threat to life surely they would have told you at the time (if this was true and they didn’t use excessive force you will be unlikely to be able to get compensation from them unfortunately.). Instead they seem to have told you it was to make an arrest and only later when you were asking about it gave you this story about risk to life – which was it? Sounds like they may have been trying to fob you off on the phone

Write or email the police asking for a written explanation of the reason for their visit to arrest the tenant saying you will need this detail for insurance purposes. If in replying they don’t mention risk to life and it was only to make an arrest then there is no reason why they couldn’t have got a locksmith or just waited for tenant to exit so then follow up by asking them to justify their unlawful use of force and how to get compensation
Good luck

Reply to the comment left by Sally Robinson at 09/01/2026 – 10:23

Police use different powers. In this case s 17 and 117 PACE _Life and Limb in danger. I’ve had it as well. They broke through every door in a 5 bed HMO – £1200 I wish.
Because its L&L no chance if they are not willing to dib into their funds.

17 Entry for purpose of arrest etc.
(1)Subject to the following provisions of this section, and without prejudice to any other enactment, a constable may enter and search any premises for the purpose—
(e)of saving life or limb or preventing serious damage to property.