Introduction to Landlord Repair Obligations
When you rent a property in the UK, your landlord has a legal responsibility to keep the home safe and in good repair. These repair obligations are not just a matter of good practice – they are set out in law and form a key part of any rental agreement, whether written or verbal. Understanding these duties is crucial for both landlords and tenants, as it helps set clear expectations and ensures everyone knows their rights and responsibilities.
At the heart of landlord repair obligations is the requirement to maintain the structure and exterior of the property, as well as essential installations like heating, water, gas, and electricity. This duty is set out in the Landlord and Tenant Act 1985, which applies to most residential tenancies in England and Wales. For example, landlords must fix problems with the roof, windows, doors, plumbing, and electrical wiring. They are also responsible for ensuring that any appliances or installations they have provided, such as boilers or cookers, are safe and working properly.
These obligations exist to protect tenants from living in unsafe or unhealthy conditions. If a property develops issues like damp, mould, broken heating, or faulty wiring, the landlord is usually required to repair them within a reasonable time after being notified. This helps ensure that tenants have a safe and comfortable place to live, and that properties are kept to a decent standard.
Knowing about landlord repair obligations empowers tenants to take action if something goes wrong. If repairs are needed, tenants have the right to request them and expect a timely response. If a landlord fails to carry out necessary repairs, tenants may have further rights, such as being able to contact the local council or, in some cases, carry out the repairs themselves and deduct the cost from their rent (following the correct legal process).
Landlord repair duties are just one part of the wider rental conditions that govern the relationship between landlords and tenants. Understanding these conditions helps both parties avoid disputes and ensures that everyone knows what is expected throughout the tenancy. Whether you are a landlord wanting to meet your legal obligations, or a tenant wanting to know your rights, being informed about repair responsibilities is a key part of successful renting.
What Repairs Are Landlords Legally Required to Carry Out?
Landlords in the UK have clear legal responsibilities to keep their rental properties in good repair. These obligations are set out in laws such as the Landlord and Tenant Act 1985, Section 11, which requires landlords to maintain the structure and exterior of the property, as well as key installations and safety features.
Landlords are legally responsible for a wide range of repairs, including:
Structural and Exterior Repairs: This includes the roof, walls, windows, doors, gutters, drains, and external pipes. More detail on these requirements can be found in our section on building safety and structural issues.
Plumbing and Water Systems: Landlords must keep sinks, baths, toilets, pipework, and water tanks in good working order. For a closer look at these duties, visit plumbing and water systems.
Heating and Hot Water: The landlord must ensure that all heating systems and hot water installations are functioning properly. Read more about heating and hot water obligations.
Electrical Safety: All electrical wiring, sockets, and appliances supplied by the landlord must be safe and maintained. Find out more in our electrical safety section.
Sanitation: Landlords are responsible for keeping sanitary fittings such as toilets, basins, and baths in good repair.
Gas Installations: Gas pipes, boilers, and appliances provided by the landlord must be kept safe and serviced regularly.
Fire Safety: Landlords must ensure that fire alarms, fire doors, and other fire safety measures are maintained. Learn about these requirements in our fire safety guide.
In addition to these specific areas, landlords must ensure that the property as a whole meets basic health and safety standards, as set out in the Housing Health and Safety Rating System (HHSRS).
Not all repairs are treated the same. The law recognises the difference between urgent and non-urgent repairs:
Urgent Repairs: These are issues that pose an immediate risk to the health or safety of tenants, such as a broken boiler in winter, a burst water pipe, or exposed electrical wiring. Landlords should address urgent repairs as soon as possible, often within 24 hours for serious problems.
Non-Urgent Repairs: These include less critical issues, like a dripping tap or minor damage to plasterwork. While landlords must still carry out these repairs, the timescale is usually longer – often within a reasonable period, which is typically considered to be 14 to 28 days, depending on the issue.
The main legal obligation for repairs comes from Section 11 of the Landlord and Tenant Act 1985, which applies to most tenancies. This law makes it clear that landlords cannot pass on these repair responsibilities to tenants through the tenancy agreement. For a detailed breakdown of these requirements, see our guide on specific repairs landlords must make.
For more about the legal framework and what is considered a repair versus an improvement, you can refer to Repairs under section 11 – Shelter England.
Landlords must also comply with housing safety standards set out in the Housing Health and Safety Rating System (HHSRS), which covers a wide range of potential hazards in rental properties.
Understanding these obligations helps both landlords and tenants know where they stand. If you need more information about a particular type of repair, explore our detailed guides on building safety and structural issues, plumbing and water systems, heating and hot water obligations, electrical safety, and fire safety.
How Tenants Can Request Repairs
When you notice a problem that needs fixing in your rental property, it’s important to let your landlord know as soon as possible. Following the right steps when requesting repairs can help ensure the issue is addressed quickly and provides you with protection if the problem isn’t resolved.
As soon as you spot a repair issue – such as a leaking roof, faulty heating, or problems with the electrics – contact your landlord to report it. The sooner you notify them, the sooner they can arrange for the necessary repairs. In most cases, your tenancy agreement will set out how to report issues, so check if there’s a preferred method.
While you can tell your landlord about the problem in person or over the phone, it’s always best to follow up in writing. Sending an email or a letter creates a clear record of your request, including the date you reported the issue and the details of the problem. Be specific – describe what’s wrong, where it is in the property, and how it’s affecting you. For example:
“On 15 March, I noticed that the boiler isn’t working and there is no hot water in the flat. Please arrange for a repair as soon as possible.”
If you can, include photos of the issue to help your landlord understand the problem.
Always keep copies of your repair requests and any replies from your landlord. These records can be crucial if you need to prove that you reported the issue or if you later need to take further action. Save emails, letters, texts, and any photos you send or receive.
Some repairs are classed as urgent, such as a broken boiler in winter, a gas leak, or a major water leak. In these cases, contact your landlord straight away – by phone if possible – and follow up in writing. Landlords are expected to deal with urgent repairs promptly, usually within 24 hours for serious problems that affect your health or safety.
If your landlord doesn’t reply or fails to carry out the repairs within a reasonable time, remind them in writing. Reference your previous requests and ask for an update. If there’s still no action, you may be able to contact your local council’s environmental health team, who can inspect the property and order your landlord to make the repairs if necessary.
For more detailed information on what repairs your landlord is responsible for, and what to do if problems persist, see our section on repairs and maintenance.
Under the Landlord and Tenant Act 1985, landlords must keep the structure and exterior of the property in good repair, as well as installations for water, gas, electricity, and sanitation. Prompt and clear communication helps both tenants and landlords meet their legal obligations and resolve issues efficiently.
Tenants’ Rights When Landlords Fail to Repair
If your landlord does not carry out necessary repairs within a reasonable time, you have specific rights and options under UK law. Landlords are legally required to keep the property in good repair, including the structure, exterior, heating, hot water, gas, electricity, and sanitation facilities, as set out in the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018.
What counts as a ‘reasonable time’? The timeframe depends on the urgency of the repair. For example, issues affecting heating or hot water in winter should be addressed within days, while less urgent repairs might take longer. If your landlord ignores requests or repeatedly delays, this is considered a failure to meet their legal obligations.
Actions tenants can take:
Report to the local council: If your landlord refuses to carry out repairs, you can contact your local council’s environmental health department. They can inspect the property and may serve your landlord with an enforcement notice requiring repairs to be completed. Councils have the power to intervene, especially if the disrepair poses a risk to your health or safety.
Court action: In some cases, tenants may apply to court for an order requiring the landlord to carry out repairs or to claim compensation for inconvenience or damage caused by the disrepair.
Withholding rent: While you might consider withholding rent, this is risky and should only be done after seeking legal advice. Withholding rent without following the correct procedure could lead to eviction or unpaid rent and rent arrears issues. There are strict legal steps to follow if you want to use your rent to pay for repairs yourself – this is known as the “rent repayment procedure.”
Impact on rent payments: Unresolved repairs can sometimes make a property unfit to live in, which may affect your obligation to pay full rent. However, you should not stop paying rent without clear legal advice, as this can lead to unpaid rent and rent arrears and possible eviction. If repairs are affecting your health or safety, keep detailed records and correspondence with your landlord.
Seeking further help: If your landlord still fails to act, you may be eligible for housing assistance. This support can help you navigate repair disputes, access legal advice, or find alternative accommodation if your home becomes unsafe.
Practical tips:
Always report repairs in writing and keep a copy.
Take photos of the problem and any damage caused.
Keep a diary of when you reported the issue and any response from your landlord.
Knowing your rights empowers you to take action and ensures your home remains safe and comfortable. If you’re unsure about your specific situation, seek advice from your local council, a tenant advice service, or a solicitor.
Common Repair Issues and Related Responsibilities
When renting a property, tenants often encounter repair issues that can impact their comfort, safety, and health. Some of the most common problems include mould and damp, pest infestations, and plumbing faults. Understanding how these issues relate to landlord repair obligations is essential for knowing your rights and what steps to take.
Mould and damp are frequent complaints in UK rental properties, especially in older buildings or those with poor ventilation. Under the Landlord and Tenant Act 1985, landlords are legally required to keep the structure and exterior of the property in good repair, including walls, windows, and damp-proofing. If mould or damp results from structural problems, leaks, or inadequate ventilation provided by the building, it is generally the landlord’s responsibility to fix the underlying cause and address any resulting damage.
Tenants should report signs of damp or mould as soon as possible. If you’re unsure about your rights or the next steps, see our detailed guide to mould and damp issues for practical advice and legal information.
Problems with mice, rats, cockroaches, or other pests can develop in any property. Whether the landlord is responsible for pest control usually depends on the cause of the infestation and the terms of your tenancy agreement. If pests are present because of structural defects (such as gaps in walls, broken drains, or faulty rubbish storage), the landlord is typically required to carry out repairs and arrange treatment. However, if the infestation is due to tenant actions, such as poor hygiene, the responsibility may fall to the tenant.
If you discover a pest problem, report it to your landlord promptly and keep records of your communication. Our pest control page explains when landlords must act and what you can do if they don’t.
Issues with plumbing, including leaks, blocked drains, faulty toilets, or problems with hot water, are also common. By law, landlords must ensure that the installations for the supply of water, gas, electricity, sanitation (such as sinks, baths, and toilets), and heating are kept in proper working order. This responsibility is set out in Section 11 of the Landlord and Tenant Act 1985.
If you experience problems with your plumbing and water systems, inform your landlord as soon as possible. They should arrange repairs within a reasonable time, especially if the issue affects your health or access to essential services.
For each of these common repair issues, landlords have clear legal duties to ensure the property remains safe and habitable. If you’re facing any of these problems, it’s important to communicate with your landlord in writing, keep records, and understand your rights. For more in-depth guidance on each topic, explore our dedicated pages linked above.
Safety and Utility Repairs
Keeping rental properties safe and ensuring that essential utilities are in good working order are among the most important responsibilities for landlords in the UK. Safety-related repairs are not just a matter of comfort – they are a legal requirement designed to protect tenants from harm and ensure that homes remain habitable.
Landlords must make sure that all aspects of the property meet current safety standards. This includes repairing or replacing faulty wiring, broken smoke alarms, and damaged gas appliances. For example, landlords are legally required to ensure that all electrical installations are safe when a tenancy begins and are maintained in a safe condition throughout the tenancy. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 set out these requirements in detail.
Similarly, gas appliances, fittings, and flues must be kept in safe working order. Annual gas safety checks by a qualified engineer are mandatory under the Gas Safety (Installation and Use) Regulations 1998. Landlords must provide tenants with a copy of the latest gas safety certificate.
Fire safety is another critical area. Landlords must ensure that smoke alarms are fitted on every floor and that carbon monoxide alarms are present where required. Any fire safety equipment, such as fire doors or extinguishers, must be properly maintained. For more on your landlord’s specific duties, see our section on fire safety.
For a detailed breakdown of what’s involved in electrical safety and how landlords should handle repairs or upgrades, read our dedicated guide.
Landlords are also responsible for keeping essential services – such as water, gas, electricity, and heating – in good working order. This means repairing any faults with boilers, radiators, water pipes, or electrical systems promptly. If a tenant is left without heating, hot water, or electricity due to a fault, the landlord must arrange repairs as quickly as possible, often within 24 to 48 hours for urgent issues.
Landlords cannot pass the cost of these repairs on to tenants, nor can they delay necessary work. If repairs are not carried out promptly, tenants have the right to report the issue to the local council, which can enforce repairs or take further action.
For more information on your rights and your landlord’s obligations regarding utilities and energy supply, see our in-depth guidance.
Understanding your landlord’s obligations for safety and utility repairs helps ensure your home remains secure and comfortable. If you need more detailed advice on a particular aspect, such as fire safety, electrical safety, or utilities, follow the links above for further information.
Summary and Next Steps for Tenants
As a tenant in the UK, it’s important to understand that your landlord is legally responsible for keeping your home safe and in good repair. This includes maintaining the structure and exterior of the property, as well as ensuring essential services like water, gas, electricity, heating, and sanitation are in proper working order. These obligations are set out in laws such as the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018.
If something needs fixing, you have the right to request repairs from your landlord. It’s best to communicate clearly in writing – such as by email or letter – so you have a record of your request. Be as specific as possible about the problem and keep copies of all correspondence, including any photos or evidence of the issue. This can be very helpful if you need to follow up or escalate the matter later.
Should your landlord fail to carry out necessary repairs within a reasonable time, you may have further rights, such as reporting the issue to your local council or seeking legal advice. Remember, you should not stop paying rent as a way to force repairs, as this could put your tenancy at risk.
For more detailed guidance on what types of repairs landlords are responsible for, and how to handle specific situations, visit our section on repairs and maintenance. If you are experiencing ongoing problems or feel your health and safety are at risk, support is available – see our housing assistance page for advice on next steps and organisations that can help.
Understanding your rights and responsibilities is part of the wider framework of rental conditions in the UK. Taking proactive steps – like keeping good records and seeking support when needed – can help ensure your home remains safe and comfortable throughout your tenancy.
