Introduction to Landlord Repair Responsibilities
When you rent a home in the UK, your landlord has a legal duty to keep the property safe and in good condition. This means making sure the structure, exterior, and essential services – like heating, water, gas, and electricity – are properly maintained and repaired when needed. These obligations are not just good practice; they are set out in law to protect tenants and ensure homes are fit to live in.
Understanding what your landlord must repair is important for protecting your rights as a tenant. If you know what to expect, you can act quickly if something goes wrong in your home. For example, if your boiler stops working or there’s a leak in the roof, you’ll know it’s your landlord’s responsibility to fix these issues. This knowledge can help you avoid paying for repairs that aren’t your responsibility and gives you the confidence to request repairs when necessary.
The main legal rules about repairs are found in the Landlord and Tenant Act 1985, Section 11. This law covers most private and social tenancies and sets out what landlords must do to keep homes safe and habitable. For a clear summary of all landlord duties – including repairs – visit the Renting out your property: Landlord responsibilities – GOV.UK page.
Repair responsibilities are just one part of the wider topic of looking after rented homes. If you want to learn more about what landlords and tenants must do to keep properties in good condition, see our guide on Repairs and Maintenance in Rented Homes: Legal Overview. This will give you a broader understanding of your rights and responsibilities throughout your tenancy.
Types of Repairs Your Landlord Must Carry Out
Your landlord is legally responsible for keeping your rented home safe and in good repair. Here are the main types of repairs they must handle:
1. Structure and Exterior Repairs
Landlords must repair and maintain the structure and exterior of your home. This includes the walls, roof, foundations, windows, doors, and external pipes or gutters. For example, if you notice cracks in the walls, a leaking roof, or broken window frames, your landlord is responsible for fixing them.
2. Heating and Hot Water Systems
It is your landlord’s duty to make sure your heating and hot water systems work properly. If your boiler breaks down or your radiators stop working, your landlord must arrange repairs promptly. This helps ensure you can heat your home and have access to hot water at all times.
3. Plumbing and Drainage
Your landlord must take care of plumbing and drainage issues, such as leaking pipes, blocked drains, or faulty toilets. If you experience problems like a dripping tap, water leaks, or slow-draining sinks, these should be fixed by your landlord to prevent further damage.
4. Electrical Safety and Repairs
Landlords are responsible for making sure the electrical wiring, sockets, and light fittings are safe and in good working order. If you notice flickering lights, faulty sockets, or exposed wires, let your landlord know so they can arrange repairs. Regular electrical safety checks are also required to keep tenants safe.
5. Shared or Common Areas
If you live in a flat or building with shared spaces, your landlord must maintain these common areas. This could include hallways, staircases, entrance doors, and shared gardens. For example, if the lights in the hallway go out or the communal door is damaged, your landlord needs to fix them.
6. Health and Safety Standards
Your landlord must ensure your home meets basic health and safety standards. This includes providing adequate ventilation, preventing damp and mould, and making sure the property is free from hazards. Fire safety is also a key responsibility – landlords must provide smoke alarms, carbon monoxide detectors, and safe escape routes. For more details, see our guide on Fire Safety Rules for UK Renters: Landlord and Tenant Duties Explained.
If you are unsure whether a repair is your landlord’s responsibility, check your tenancy agreement or seek advice. Remember, landlords cannot avoid these duties by including different terms in your contract – they are set by law to protect tenants’ rights.
Repairs to Kitchen and Appliances
When it comes to the kitchen in your rented home, your landlord has clear legal responsibilities. Generally, landlords must keep the structure and key fixtures of the kitchen in good repair. This means they are responsible for things like sinks, taps, built-in cupboards, and worktops. If these become damaged or worn out through everyday use, your landlord should fix or replace them.
For example, if your kitchen tap starts leaking or the cupboard doors become loose, it’s usually your landlord’s duty to arrange repairs. However, if you have accidentally damaged something – like breaking a cupboard door by misuse – you may be responsible for the cost of repairs.
Landlords are not required to repair or replace kitchen appliances that you have brought yourself. But if your tenancy came with appliances such as a cooker, fridge, or washing machine, your landlord may have to fix or replace them if they stop working. This depends on what is stated in your tenancy agreement. If the agreement says the landlord provides and maintains these appliances, they must ensure they are safe and in working order. For more details on what to expect, see our guide on Appliance Repairs in Rented Homes: Landlord and Tenant Rights.
It’s important to report any kitchen problems to your landlord as soon as you notice them. Give details in writing and keep a record of your request. If you’re unsure about exactly which kitchen repairs your landlord must handle, our page on Kitchen Repairs in Rented Homes: Your Rights and Landlord Duties explains this in more depth, including what to do if repairs are not carried out.
Leaks, Roof, and Drainage Repairs
Landlords in the UK have a legal responsibility to keep the structure and exterior of rented properties in good repair. This includes fixing any leaks and maintaining roofs, walls, and windows. If you notice water coming in through the roof or see damp patches on the ceiling or walls, your landlord must investigate and fix the problem. Common causes include missing roof tiles, damaged flashing, or faulty seals around windows.
Leaks can cause serious damage if left untreated. They may lead to mould, rot, or structural problems. If you report a leak, your landlord should act quickly to stop the water coming in and repair any damage. For more detailed guidance on what to expect and how to handle these issues, see our advice on leaks and roof repairs in rented homes.
Gutters, drains, and external pipes are also the landlord’s responsibility. These parts of the property help direct rainwater away from your home. If they become blocked or broken, water can overflow and cause damp, mould, or even damage to foundations. Your landlord should clear blockages, fix broken guttering, and repair any leaking or cracked pipes.
If your landlord fails to deal with leaks or drainage problems, you could be at risk of further property damage or health issues. It’s important to report problems as soon as you notice them. Keep a record of when you contacted your landlord and any responses. This can help if you need to take further action later.
Understanding your landlord’s repair duties can help you know what to expect and how to protect your home. If you’re unsure about your rights or what steps to take next, you may want to seek further advice.
When and How to Request Repairs from Your Landlord
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Knowing when and how to ask your landlord for repairs is key to protecting your rights as a tenant. If something in your rented home breaks down or becomes unsafe, you have the right to request that your landlord fixes it. This includes problems with heating, hot water, plumbing, electrics, or the structure of the property.
When to Request Repairs
You should contact your landlord as soon as you notice a problem that needs fixing. This could be anything from a leaking roof to a broken boiler. Even smaller issues, like faulty locks or cracked windows, should be reported promptly. Don’t wait for issues to get worse – reporting early can prevent further damage and inconvenience.
How to Report Repair Issues
It’s best to report repairs in writing. This creates a clear record of your request and the date you reported the problem. You can send your landlord an email or a letter. If you usually communicate through a letting agent, send your request to them as well.
What to Include in Your Repair Request
Make your repair request as clear as possible. Include:
- A description of the problem and how it affects you (for example, “The boiler isn’t working, so I have no heating or hot water”).
- When you first noticed the issue.
- Any steps you have taken to manage the problem.
- Photos or videos, if possible, to show the damage.
- Your address and contact details.
- A request for a response within a reasonable timeframe.
For a step-by-step guide on how to make your request, see How to Request Repairs from Your Landlord: Your Rights and Steps.
How Quickly Should Your Landlord Respond?
Landlords should respond and act within a reasonable time. The exact timeframe depends on how urgent the repair is:
- Emergency repairs (like a gas leak or severe water leak): Your landlord should act within 24 hours.
- Urgent repairs (such as loss of heating or hot water): Action should usually be taken within a few days.
- Routine repairs (like a dripping tap): These should be dealt with within a few weeks.
If your landlord does not respond or refuses to carry out necessary repairs, you have options. Find out what steps you can take next by reading Options for Tenants When the Landlord Refuses to Make Major Repairs.
Taking these steps helps ensure your home stays safe and comfortable. If you need more advice, you can also explore other resources or speak to a local advice service.
What to Do If Your Landlord Doesn’t Carry Out Repairs
If your landlord ignores or refuses your repair requests, it’s important to take action to protect your rights and ensure your home is safe and habitable. Here’s what you should do:
1. Keep Records and Communicate Clearly
Always report repairs in writing, such as by email or letter. Clearly describe the problem and when it started. If you speak to your landlord in person or by phone, follow up with a written summary. Keep copies of all correspondence, photos of the issue, and any responses you receive. This evidence will be vital if you need to escalate the issue.
2. Remind Your Landlord and Set a Deadline
If you don’t get a response within a reasonable time (usually 14 days for non-urgent repairs, sooner for urgent issues), send a reminder. State that you expect the repairs to be completed by a specific date. Make sure this is a reasonable deadline based on the type of repair.
3. Escalate the Issue
If your landlord still does not act, you have several options to escalate the issue. You can contact your local council’s environmental health department, especially if the disrepair is affecting your health or safety. Councils can inspect the property and, if necessary, order your landlord to carry out repairs. For more detailed steps on how to escalate, see How to Complain and Escalate Repairs Issues as a UK Tenant.
4. Consider Your Legal Rights
If your landlord refuses or won’t pay for repairs, you may have further rights. In some cases, you might be able to arrange the repairs yourself and deduct the cost from your rent, but this process must be followed carefully to avoid legal issues. Withholding rent is risky and can lead to eviction, so always seek advice before taking this step. For guidance on what to do if your landlord won’t pay, visit What to Do If Your Landlord Refuses or Won’t Pay for Repairs.
5. Seek Further Advice and Support
If you’re unsure about your next steps, you can get free advice from organisations like Citizens Advice or Shelter. For a comprehensive overview of your rights and possible actions, see A Tenant’s Rights to Landlord Repairs – FindLaw.
By keeping thorough records and following the proper steps, you can help ensure repairs are made and your rights as a tenant are protected.
Understanding Repair Costs and Tenant Responsibilities
It’s important to know when you, as a tenant, may be responsible for repair costs in your rented home. Generally, your landlord must take care of most repairs, but there are some situations where you could be asked to pay.
When Are Tenants Responsible for Repairs?
You are usually responsible for any damage you or your guests cause, whether it’s accidental or deliberate. For example, if you break a window, stain the carpet, or damage a door, your landlord can ask you to cover the cost of repairs. Normal wear and tear – like faded paint or worn carpets – should not be charged to you.
Your tenancy agreement may also set out specific responsibilities, such as looking after the garden or replacing light bulbs. It’s a good idea to check your agreement so you know what’s expected.
If Your Landlord Sends You a Repair Invoice
If your landlord believes you are responsible for damage, they may send you an invoice for the repair costs. Before paying, make sure the charge is fair and that the damage is actually your fault. Ask your landlord for details of the repair, including what work was done and the cost.
For practical steps on how to handle a repair invoice, see our guide on What to Do If Your Landlord Sends You a Repair Invoice in the UK.
Disputing Unfair Repair Charges
If you think a repair charge is unfair or too high, you have the right to dispute it. Start by speaking to your landlord and asking for a breakdown of the costs. If you can’t reach an agreement, you may want to seek advice or support.
To better understand your rights and how much a landlord can legally charge for damages, check out this helpful resource: Know Your Rights: How Much Can a Landlord Charge for Damages? – Azibo. This guide explains what landlords can and cannot charge for, and what to do if you disagree with a charge.
Remember, you should never be asked to pay for repairs that are your landlord’s legal responsibility, such as fixing a broken boiler or repairing structural issues. If you’re unsure about who should pay for a repair, it’s worth getting advice before agreeing to any charges.
Additional Tenant Rights and Related Issues
Understanding your rights as a tenant goes beyond basic repairs. There are additional protections and issues you might face, especially during major works, with neighbours, or if you have a council tenancy. Here’s what you need to know.
Your Rights During Landlord Renovations and Major Works
If your landlord plans to carry out renovations or major repairs while you’re living in the property, you have important rights. Your landlord must give you proper notice, minimise disruption, and ensure your home remains safe and habitable. You should not be expected to tolerate long periods without essential services like water or heating. If you’re unsure what your landlord can and cannot do during renovations, find out more about your rights when landlords renovate during tenancy.
Neighbour Disputes Linked to Repairs or Maintenance
Sometimes, repairs or maintenance can lead to disputes with neighbours. For example, building work might cause noise, damage, or disagreements about boundaries. If you find yourself in conflict with a neighbour over property issues, it’s important to know your options. You might be able to resolve things informally, but sometimes legal advice or mediation is needed. For practical steps and a legal overview, see our guide to neighbour disputes: legal overview and guide.
Council Tenancy Management
If you rent from the council, your landlord is the local authority. Council tenants have specific rights and responsibilities, and councils have strict legal duties to maintain properties. This includes handling repairs, ensuring safety, and dealing with anti-social behaviour. For more information on how council tenancies are managed and what support is available, read our council tenancy management: legal overview.
Further Help and Support
Major repairs, renovations, and disputes can be stressful. For extra guidance on related issues or to find further help, visit the related issues and further help section of our renovation rights guide.
If you need clear answers about your rights, how to handle landlord repairs, or what to do when disputes arise, Contend’s AI Legal Assistant can help. Get personalised advice based on your situation, understand your next steps, or even create tailored letters to your landlord or council. Let Contend support you in resolving your housing issues confidently and efficiently.
