Introduction to Landlord Repair Responsibilities
When you rent a property in the UK, your landlord has a legal responsibility to keep the home in a safe and good condition. This duty is set out in several laws, including the Landlord and Tenant Act 1985, which requires landlords to make sure the structure and exterior of the property are well maintained. This includes things like the roof, walls, windows, doors, drains, and gutters. Landlords are also responsible for keeping essential installations – such as heating, water, gas, electricity, and sanitation – in proper working order.
Repairs are not just about appearances; they are crucial for your safety and wellbeing. For example, a faulty boiler, broken locks, or a leaking roof can put your health or security at risk. The law also protects tenants from living in conditions that could be hazardous or unfit for habitation, as outlined in the Homes (Fitness for Human Habitation) Act 2018.
While landlords must handle most major repairs, tenants also have a role to play. If something goes wrong in your home, it’s important to report the issue to your landlord or letting agent as soon as possible. This allows them to fix the problem promptly and helps prevent further damage or complications. Keeping a written record of your requests can be useful if there are any disputes later on.
Understanding what your landlord must repair – and what you are responsible for – can help avoid confusion and ensure your home stays safe and comfortable. For more detailed information about your rights and your landlord’s obligations, see our guide to repairs and maintenance.
Types of Repairs Landlords Must Carry Out
Landlords in the UK have clear legal duties to keep rented properties in good repair, ensuring they are safe, healthy, and fit to live in. These responsibilities are set out in the Landlord and Tenant Act 1985, Section 11, which applies to most tenancies. The law requires landlords to carry out a range of essential repairs, which can be grouped into several main categories:
Your landlord must keep the property’s main services in working order. This includes:
Heating and hot water systems – boilers, radiators, and water heaters must be functional and safe.
Plumbing – sinks, baths, toilets, and pipework should be free from leaks and blockages.
Electrical wiring and sockets – all electrical installations must be safe and maintained to prevent hazards.
If you experience issues with these systems, your landlord is usually responsible for fixing them promptly to avoid risks to your health and comfort.
Landlords are responsible for maintaining the structure and exterior of the property. This covers:
Walls, roofs, and ceilings – any cracks, damp, or structural damage must be repaired.
Windows and external doors – these should be secure, open and close properly, and keep out wind and rain.
Gutters, drains, and pipes – landlords must fix blockages or leaks that could cause water damage.
For more on common issues like leaks and roof repairs, see our dedicated guide.
Maintaining these elements is crucial for building safety and structural issues, and landlords must meet the standards set out in the Housing Health and Safety Rating System (HHSRS).
If you rent a flat or a room in a building with shared spaces (like hallways, stairwells, or communal gardens), your landlord is also responsible for repairs and maintenance in these areas. This ensures that all tenants have safe access and that shared facilities are kept in good condition.
Any appliances or fixtures supplied by your landlord – such as ovens, fridges, or washing machines – are typically their responsibility to repair or replace if they break down through normal use. For more details, see our page on appliance repairs.
Similarly, if your tenancy includes fitted units or equipment in the kitchen, your landlord must make sure these are safe and functional. You can read more about your rights regarding kitchen repairs.
While landlords have broad repair duties, tenants are generally responsible for minor maintenance – like changing light bulbs or keeping the property reasonably clean. Damage caused by tenants or their guests usually isn’t covered by the landlord’s obligations.
If you’re unsure whether a specific issue is your landlord’s responsibility, check your tenancy agreement and refer to the legal standards outlined above. For a comprehensive overview of what landlords must repair, see the Landlord and Tenant Act 1985, Section 11 and the Housing Health and Safety Rating System (HHSRS).
Understanding these categories can help you know what to expect from your landlord and how to address repair issues as they arise.
When and How to Ask Your Landlord for Repairs
If you notice something in your rented home that needs fixing – such as a leaking roof, broken boiler, faulty wiring, or damp – it’s important to let your landlord know as soon as possible. Reporting repairs promptly not only helps prevent further damage to the property but also reduces the risk of accidents or health hazards for you and anyone else living there.
When should you contact your landlord? You should notify your landlord about any repair needs as soon as you become aware of them. Even if the issue seems minor, small problems can quickly become bigger (and more expensive) if left unattended. For example, a dripping tap could lead to water damage, or a loose floorboard might cause someone to trip and injure themselves.
Why is prompt reporting important? Landlords are legally responsible for certain repairs under tenancy law, including the structure and exterior of the property, heating and hot water systems, and sanitary fittings. Under the Consumer Rights Act 2015, tenants have the right to expect their home to be kept in a reasonable state of repair. However, landlords are not always automatically aware of problems – especially those that develop while you’re living there. Notifying your landlord quickly gives them the chance to fix the issue and helps protect your rights if the problem isn’t resolved.
How should you ask for repairs? While you can tell your landlord about repairs in person or over the phone, it’s best to follow up in writing. Written communication – such as an email or letter – creates a record of your request and the date you reported the problem. This can be important evidence if you need to take further action later on.
When contacting your landlord, be clear and specific. Describe the problem, explain how it affects you, and include photos if possible. Also, mention how urgently the repair is needed – emergencies like gas leaks or broken heating in winter should be highlighted as urgent.
What is the formal process? Most tenancy agreements set out how to report repairs, but even if yours doesn’t, you have a legal right to request repairs in writing. After you notify your landlord, they should respond within a reasonable time and arrange for the necessary work to be carried out. If they do not respond or refuse to make the repairs, you may need to escalate the issue.
For a detailed, step-by-step explanation of the process, see our guide on how to request repairs.
Key tips:
Report all repair issues as soon as you notice them.
Always use written communication for repair requests and keep copies.
Clearly describe the problem and its impact on your living conditions.
Follow up if you don’t get a response within a reasonable time.
If you’re unsure about your rights or your landlord’s responsibilities, you can refer to the Consumer Rights Act 2015 for more details on the legal standards landlords must meet.
What to Do If Your Landlord Does Not Make Repairs
If your landlord is not making necessary repairs to your rented property, it’s important to know your rights and the steps you can take. Both tenants and landlords have responsibilities under UK law, including the Housing Act 2004, which sets out clear standards for property maintenance and repair.
Start by letting your landlord know about the repair issue as soon as possible. It’s best to do this in writing (such as by email or letter), clearly describing the problem and asking for it to be fixed. Keep copies of all correspondence, as these may be useful if you need to escalate the matter.
Document the repair issue with photos, dates, and details of any communication with your landlord. This evidence can be crucial if you need to prove that you reported the problem and gave your landlord a reasonable time to respond.
If your landlord does not respond or delays taking action, send a polite reminder. If you still don’t get a satisfactory response, you may need to take further steps. Find out how to complain or escalate repairs issues for practical advice on making a formal complaint, using a letting agent’s complaints process, or seeking help from a redress scheme.
Local councils have powers to ensure landlords meet their legal obligations. If your landlord continues to ignore repair requests, you can contact your Local Authority. They can inspect the property and, if necessary, order your landlord to carry out repairs. In some cases, the council can fine or prosecute landlords who fail to comply.
If your landlord outright refuses or fails to pay for essential repairs, you have legal options. You might be able to:
Take court action to force your landlord to carry out repairs
Claim compensation if you’ve suffered loss or inconvenience
Withhold rent in some very limited circumstances (seek legal advice first, as this can put your tenancy at risk)
For more information on what to do if your landlord refuses or won’t pay for repairs, visit our detailed guide.
Tenants sometimes consider arranging repairs themselves and deducting the cost from their rent. This is risky and should only be done after following the correct legal process. If you’ve received a bill from your landlord for repairs, read our advice on if your landlord sent you an invoice for repairs to understand your rights and responsibilities.
Knowing your rights and following the correct steps can help ensure your home is safe and well-maintained. For more on your landlord’s legal duties, see Landlord Responsibilities under the Housing Act 2004. If you’re unsure what to do next, seek advice from your local council or a housing charity.
Understanding Your Landlord’s Legal Repair Obligations
Landlords in the UK have clear legal responsibilities to keep rented properties safe and in good repair. These obligations are set out in several laws, including the Landlord and Tenant Act 1985, the Housing Health and Safety Rating System (HHSRS), and the Homes (Fitness for Human Habitation) Act 2018. Understanding these rules helps tenants know what to expect and what action to take if repairs are not done.
Key Legal Duties
Your landlord is responsible for maintaining the structure and exterior of your home. This includes repairs to walls, roofs, windows, doors, drains, gutters, and external pipes. Inside the property, landlords must keep installations for water, gas, electricity, heating, and sanitation in working order. This covers things like boilers, radiators, electrical wiring, sinks, baths, and toilets.
Landlords must also address any problems that could affect your health or safety. For example, if damp or mould appears due to structural issues, it’s the landlord’s duty to fix the underlying cause. They cannot simply cover up the problem or expect tenants to resolve it themselves.
Safety Regulations
Beyond general repairs, landlords must comply with strict safety regulations. This includes making sure gas appliances are checked annually by a Gas Safe registered engineer and providing tenants with a copy of the gas safety certificate. Electrical systems must be safe, and, in England, landlords are required to have electrical installations inspected and tested at least every five years.
Fire safety is another crucial area. Landlords must provide working smoke alarms on each floor and carbon monoxide alarms in rooms with solid fuel appliances. They must also ensure that any furniture or furnishings supplied meet fire resistance standards.
For more on specific legal standards and how they apply, see our guide to building safety and structural issues.
Maintaining a Reasonable Standard
The law requires landlords to keep properties in a condition that is “fit for human habitation.” This means your home should be free from serious hazards, such as persistent damp, dangerous electrics, or structural instability. If a property falls below these standards, tenants have the right to request repairs, and in some cases, take legal action if the landlord fails to act.
Regular maintenance is essential. Landlords should respond promptly to repair requests and carry out necessary work within a reasonable timeframe. If repairs are delayed or ignored, tenants may be able to seek help from their local council or, as a last resort, take the matter to court.
To learn more about the full range of landlord repair obligations, including what to do if your landlord is not meeting their duties, visit our detailed legal overview.
Additional Support and Resources for Tenants
If you are experiencing problems with repairs in your rented home, it’s important to know that support is available. Whether your landlord is slow to respond, refuses to carry out necessary repairs, or you’re unsure about your rights, there are several resources you can turn to for help.
Where to Get Help with Repair Issues
Local Council’s Housing Department: Your local council can investigate complaints about disrepair, especially if the issues pose a health or safety risk. Councils have powers under the Housing Health and Safety Rating System (HHSRS) to inspect properties and require landlords to make essential repairs.
Citizens Advice: This free service offers guidance on your legal rights as a tenant, how to request repairs, and steps you can take if your landlord does not act. They can also help you draft letters and understand what evidence you might need.
Shelter: Shelter is a national housing charity providing expert advice on disrepair and other housing problems. They offer online resources, a helpline, and local face-to-face services.
Tenancy Deposit Schemes: If your deposit is protected with a government-approved scheme, they may offer dispute resolution services if you believe your landlord is withholding money due to alleged damage or repairs.
Financial and Practical Assistance
If you’re struggling with costs related to repairs – such as temporary accommodation or health impacts – there may be financial support available. Some local councils offer discretionary housing payments or grants for urgent repairs, particularly for vulnerable tenants. Charities like Shelter or local advice centres can help you identify what support you might qualify for.
Why Early Action Matters
Addressing repair problems early can prevent them from getting worse and help you avoid health risks or further damage to your home. If you feel your landlord isn’t meeting their legal obligations under the Landlord and Tenant Act 1985 or the Homes (Fitness for Human Habitation) Act 2018, don’t wait – seek advice as soon as possible. Prompt action can often lead to a quicker resolution and may protect your tenancy.
For more detailed information on organisations that can help, financial support options, and practical steps you can take, visit our housing assistance page. Here, you’ll find guidance tailored to tenants facing repair disputes and advice on accessing the support you need.
