Introduction to Landlord Repair Obligations
When you rent a property in the UK, your landlord has a legal duty to keep the home in a safe and liveable condition. This means they must make sure that the structure of the property is sound, essential services like heating and hot water are working, and the property is free from serious hazards. These responsibilities are not optional – they are set out by law to protect tenants and to ensure homes meet basic standards.
A safe and habitable property is vital for your health and wellbeing. For example, landlords must deal with problems like damp, faulty wiring, or broken boilers promptly. If these issues are ignored, they can cause discomfort or even put you at risk. That’s why understanding your landlord’s repair obligations is so important.
Landlord repair duties form just one part of the wider rules that govern renting in the UK. If you want to explore the full range of your rights and responsibilities as a tenant or landlord, you can read more in our Rental Conditions: UK Legal Overview.
Knowing exactly what your landlord must repair can help you recognise when to raise concerns. For more detail on the specific repairs landlords are responsible for, see our guide on What Does Your Landlord Have to Repair.
By understanding these obligations, you can make sure your home stays safe – and know what steps to take if something goes wrong.
What Repairs Must Landlords Carry Out?
Landlords in the UK have clear legal duties to keep rental properties safe and in good repair. The law sets out specific areas where landlords are responsible for repairs, and these cannot be passed on to tenants through the tenancy agreement.
Essential Repairs Landlords Must Do
By law, landlords must keep the structure and exterior of the property in good condition. This includes walls, roof, windows, doors, drains, gutters, and external pipes. If there are problems with damp, leaks, or broken windows, it is the landlord’s job to fix them. For more on this, see our guide to building safety and structural issues.
Heating and hot water systems must also be kept in working order. Landlords are responsible for repairing boilers, radiators, water tanks, and any fixed heaters they have provided. If your heating breaks down in winter, your landlord must act quickly to restore it. Learn more about your heating and hot water rights.
Plumbing repairs, such as fixing leaks, blocked drains, or broken toilets, are also the landlord’s responsibility. This includes sinks, baths, and pipework supplied by the landlord.
Safety Features and Legal Standards
Landlords must ensure that all electrical wiring, sockets, and appliances they provide are safe. This includes arranging regular inspections and carrying out repairs if faults are found. For a detailed look at what’s required, visit our page on electrical safety in UK rental properties.
Fire safety is another key area. Landlords must fit smoke alarms on every floor and carbon monoxide alarms in rooms with solid fuel appliances. They are also responsible for maintaining fire escape routes and ensuring any supplied furniture meets fire safety standards. Read more about your rights and your landlord’s duties in our fire safety rules for UK renters.
Legal Framework and Inspection Standards
These repair duties are set out in the Landlord and Tenant Act 1985, which outlines the minimum standards landlords must meet. Local councils use the Housing Health and Safety Rating System (HHSRS) to inspect properties and identify hazards that landlords must fix, such as damp, mould, or unsafe stairs.
More Information and Practical Advice
If you want a detailed breakdown of what your landlord has to repair, see our full guide: What Does Your Landlord Have to Repair.
If your landlord refuses to carry out essential repairs, you have rights. Find out what to do if your landlord refuses or won’t pay for repairs, including steps you can take and where to get help.
Understanding your landlord’s repair responsibilities helps you stay safe and know when to take action if something goes wrong.
How Tenants Can Request Repairs
If you notice something in your rental home that needs fixing, it’s important to act quickly and follow the right steps. Here’s how you can report repair issues to your landlord and what you should expect during the process.
1. Report the Problem Promptly
As soon as you become aware of a repair issue – such as a leaking tap, broken heating, or faulty electrics – let your landlord or letting agent know straight away. Most tenancy agreements will explain how to contact your landlord for repairs, but if not, written communication (like email or letter) is usually best.
2. Communicate Clearly and Keep Records
When reporting a repair, describe the problem clearly and include important details such as:
- What the issue is (e.g., “the boiler is not working”)
- When you first noticed it
- How it is affecting you or the property
Always keep copies of any emails, letters, or messages you send. Taking photos of the problem can also be helpful. Good records make it easier to prove when and how you reported the issue, especially if you need to follow up later.
If you’re unsure how to word your request, you can use this sample letter for requesting repairs to help make sure your message is clear and complete.
3. What to Expect from Your Landlord
Landlords are expected to respond to repair requests within a reasonable time. The exact timeframe depends on the type of repair:
- Urgent repairs (like no heating in winter, major leaks, or unsafe electrics) should be dealt with as soon as possible, usually within 24 hours.
- Non-urgent repairs (such as broken appliances or minor leaks) may take longer, but landlords should still act within a few days to a week.
If you’re not sure whether your landlord is responsible for a particular repair, check our guide on what landlords must repair.
4. Following Up if Repairs Are Delayed or Ignored
If your landlord does not respond or the repairs are not carried out in a reasonable time, follow up in writing. Remind them of the issue and include any previous correspondence. Keep a record of all your attempts to contact them.
Should the problem persist, you may need to escalate the issue. Learn more about your options for complaining and escalating repair issues as a tenant, including contacting your local council or seeking further advice.
By following these steps and keeping good records, you can help ensure your home stays safe and in good repair.
Tenants’ Rights When Repairs Are Not Done
If your landlord fails to carry out necessary repairs, you have several options to protect your rights and ensure your home remains safe and habitable.
1. Remind Your Landlord in Writing
Start by sending your landlord a written reminder about the repairs needed. Keep copies of all correspondence, including emails and letters, as evidence. This can be useful if you need to escalate the issue later.
2. Report the Problem to Your Local Council
If your landlord ignores your requests, you can contact your local council’s environmental health department. Councils can inspect the property and may order your landlord to carry out the repairs. This is especially important if the disrepair is affecting your health or safety. You can find more information about how to make a complaint on the official Council housing: Complaints – GOV.UK page.
3. Withholding Rent: Proceed with Caution
Some tenants consider withholding rent if repairs are not done. However, this can be risky. Your landlord could start eviction proceedings if you fall behind on rent. Always seek legal advice before taking this step, and never stop paying rent without understanding the risks.
4. Making Repairs Yourself and Deducting the Cost
In some cases, you may be able to arrange repairs yourself and deduct the cost from your rent. This is called the “right of set-off.” You must follow the correct legal process, including giving your landlord notice and quotes for the work. For more on this process, see What to Do If Your Landlord Refuses or Won’t Pay for Repairs.
5. Protecting Your Rights Legally
Keep detailed records of all communications, photos of the problem, and any reports from professionals. This evidence will support your case if you need to take further action.
6. Seeking Legal Advice and Support
If you’re unsure about your rights or the best course of action, it’s wise to seek legal advice. Free guidance is available from local advice centres, housing charities, or online resources such as Tenant and landlord rights and responsibilities | LawHelpNY. A solicitor or adviser can help you understand your options and represent you if necessary.
Remember, you have the right to live in a safe, well-maintained home. Don’t hesitate to take action if your landlord fails to carry out essential repairs.
Common Repair Issues and Related Landlord Duties
When renting a property, it’s common to face issues like mould, damp, pests, plumbing problems, or problems with utilities. Each of these can affect your comfort, health, and safety. Landlords have clear legal duties to address these problems under UK law. Here’s what you need to know about common repair issues and what your landlord is responsible for.
Mould and Damp
Mould and damp are frequent problems in UK rentals, especially in older buildings. These issues can cause breathing difficulties and worsen conditions like asthma. Landlords are responsible for fixing the source of damp and mould, such as leaks, poor ventilation, or structural defects. If you notice mould or damp, report it to your landlord as soon as possible. For a detailed guide on your rights and what your landlord must do, see Mould and Damp in Rented Homes: Tenant and Landlord Legal Rights.
Pests
Infestations of mice, rats, or insects can be distressing and pose health risks. Generally, landlords must ensure the property is free from pests at the start of the tenancy and take action if pests appear due to structural issues or disrepair, such as holes in walls or broken windows. If the infestation is due to your actions, you may be responsible for dealing with it. Read more about what landlords and tenants must do in Pest Control in UK Rentals: Legal Duties for Landlords and Tenants.
Plumbing Problems
Issues with plumbing, such as leaks, blocked drains, or faulty toilets, can disrupt daily life and lead to further damage if left unresolved. Landlords are legally required to keep the water supply, pipes, and sanitation in good working order. If you experience a plumbing problem, contact your landlord promptly. For more about your rights and the laws that apply, visit Understanding UK Plumbing Laws: Your Guide to Water System Rules.
Utilities and Energy Supply
Safe and reliable access to gas, electricity, and water is essential. Landlords must ensure that all utilities are working and meet safety standards. Problems like faulty wiring, broken boilers, or loss of water supply must be fixed quickly, as they can be dangerous. Find out more about your rights and your landlord’s responsibilities in Utilities and Energy Supply in UK Rentals: Tenant and Landlord Rights.
Impact on Health and Safety
Unresolved repair issues can have serious consequences for tenants’ health and safety. Problems like mould, damp, and pests can cause illness, while faulty plumbing or utilities can create hazards such as flooding or fire. The Environmental Protection Act 1990 sets out minimum standards for rental properties, requiring landlords to keep homes free from hazards that could harm your health.
If your landlord tries to charge you for repairs that are their legal responsibility, make sure you know your rights. Learn what steps to take in What to Do If Your Landlord Sends You a Repair Invoice in the UK.
By understanding these common issues and your landlord’s duties, you can take action to keep your home safe and in good repair.
Summary and Additional Resources
Landlords in the UK have clear legal responsibilities to keep rental properties safe and in good repair. This includes fixing structural issues, ensuring heating and hot water work, and addressing problems with plumbing or electrics. As a tenant, you have the right to live in a home that meets these standards. If repairs are needed, you should report them to your landlord as soon as possible and keep a record of your communications.
Understanding your tenancy agreement and the specific conditions of your rental is essential. Each property and situation can be different, especially if you live in supported or specialist housing. Knowing your rights helps you act confidently if things go wrong, such as when a landlord fails to carry out repairs or if you receive an unexpected repair invoice.
For a broader overview of repair and maintenance responsibilities in rented homes, see our guide on Repairs and Maintenance in Rented Homes: Legal Overview. This resource covers general duties for both landlords and tenants and can help you understand where you stand.
If you’re unsure about your rights or what steps to take next, Contend’s AI Legal Assistant can offer clear, personalised answers based on your situation. Whether you need guidance on requesting repairs, help drafting a formal letter to your landlord, or advice on how to escalate an unresolved issue, Contend is here to support you. Get tailored legal information and practical tools to protect your rights as a tenant.
