Landlord Repair Responsibilities

HousingLast reviewed: 1 April 20257 min read

Private landlords in England have significant legal obligations to maintain and repair their properties. These duties arise from the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018, and other legislation. Understanding what your landlord must fix — and how to enforce this — is essential for every renter.

Important

Do not withhold rent to force repairs without legal advice — it can lead to eviction even if your landlord is in breach of their obligations.

Key points

  • Landlords must keep the structure and exterior of the property in repair under the Landlord and Tenant Act 1985.
  • Gas, water, electricity, and sanitation installations must be maintained and in proper working order.
  • The Homes (Fitness for Human Habitation) Act 2018 requires properties to be fit to live in throughout the tenancy.
  • You must report repairs to your landlord in writing — they have a reasonable time to carry them out.
  • Landlords generally have 24 hours to fix urgent safety issues and up to 30 days for non-urgent repairs.
  • If your landlord ignores repair requests, you can report to the council's environmental health team or take court action.

What Landlords Are Legally Required to Repair

Under Section 11 of the Landlord and Tenant Act 1985, landlords of residential properties let on short leases (under 7 years) must:

  • Keep in repair the structure and exterior of the property — roof, walls, windows, external doors, gutters, and drains
  • Keep in repair and proper working order heating and hot water installations
  • Keep in repair and proper working order gas and electricity supplies
  • Keep in repair sanitary fittings — toilets, basins, baths and showers
  • Keep in repair water installations — pipes, tanks, and related fittings

The Homes (Fitness for Human Habitation) Act 2018 goes further, requiring that properties must be fit to live in at the start of and throughout the tenancy. This includes being free from serious hazards assessed under the Housing Health and Safety Rating System (HHSRS), such as damp, mould, excess cold, falls, fire, and structural collapse risks.

How to Report Repairs Correctly

Reporting repairs correctly is crucial. Your landlord's repair obligations only kick in once they have been notified — and a clear written notification protects you if you later need to take action.

Follow these steps when reporting a repair:

  • Report in writing: Email or text message is fine — the important thing is a dated written record. Describe the problem clearly and attach photographs if possible.
  • Be specific: Note the location of the problem, when you first noticed it, and whether it is getting worse.
  • Set a reasonable deadline: Ask for urgent repairs within 24 hours; non-urgent repairs within 28 days.
  • Keep all correspondence: File all responses from your landlord. If they acknowledge the repair, that is useful evidence. If they do not respond, that is even more significant.
  • Follow up: If you do not hear back within your stated deadline, send a polite chase. If there is still no response, escalate.

Repair Timescales

There is no single statutory timescale for all repairs — what is "reasonable" depends on the urgency of the issue. As a general guide:

  • Emergency repairs (gas leak, loss of heating in winter, serious flood): Landlord should respond within 24 hours
  • Urgent repairs (boiler breakdown, broken external door lock, blocked toilet): Landlord should respond within a few days
  • Non-urgent repairs (leaking tap, broken kitchen unit, window latch): Landlord should respond within 28 days

These are reasonable guidelines rather than hard legal deadlines. If a landlord is persistently slow to respond, this forms part of a pattern of poor management that may be relevant to any legal action or complaint.

In genuine emergencies (for example, a gas leak), call the National Gas Emergency Service on 0800 111 999 immediately, and tell your landlord afterwards.

What to Do If Your Landlord Ignores Repairs

If your landlord ignores your repair requests, you have several escalation options:

  • Environmental health: Report the issue to your local council's environmental health team. Councils can inspect properties for hazards under the Housing Act 2004 and can serve improvement notices, prohibition orders, or emergency remedial action notices on landlords. This is a powerful route and is free to use.
  • Housing disrepair claim: You can bring a civil claim against your landlord in the county court for breach of their repair obligations. The court can order repairs to be done and award compensation. For significant disrepair, it may be worth getting legal advice from a solicitor specialising in housing law.
  • Rent withholding: Rent withholding is high-risk and generally not recommended without legal advice. Withholding rent can lead to eviction proceedings even if the landlord is in the wrong. Consider a rent deposit with the court as an alternative (a "rent strike" via the court's payment procedures).
  • Shelter helpline: 0808 800 4444 — free expert advice on repair obligations and enforcement options.

Frequently asked questions

Is my landlord responsible for repairs to my appliances?
It depends on whether the appliances are listed in your tenancy agreement as the landlord's responsibility. If a fridge, cooker, or washing machine was provided by the landlord and included in the tenancy, they are generally responsible for repairs. If you brought the appliances yourself, maintenance is your responsibility. Check your tenancy agreement for details.
Can my landlord enter the property to carry out repairs without notice?
Landlords must give at least 24 hours' written notice before entering to carry out repairs, except in genuine emergencies. Entering without proper notice or consent is unlawful and could constitute harassment or illegal eviction. If your landlord persistently enters without permission, seek advice from Shelter or Citizens Advice immediately.
Am I responsible for any repairs as a tenant?
Yes. Tenants are generally responsible for minor maintenance such as replacing lightbulbs, keeping the property clean, testing smoke and carbon monoxide alarms, and keeping outdoor areas tidy. You are also responsible for damage you cause beyond fair wear and tear. Check your tenancy agreement for the specific allocation of responsibilities.
What is a Section 21 and can it be used after I report repairs?
Section 21 is being abolished under the Renters' Rights Bill. Before that change, the Deregulation Act 2015 already introduced "retaliatory eviction" protections — a Section 21 notice served within 6 months of a tenant making a legitimate complaint about housing conditions, and confirmed by environmental health, could be invalidated. The Renters' Rights Bill will provide stronger protections against retaliatory eviction.
Can you withhold rent to force your landlord to do repairs?
Withholding rent is a high-risk strategy and is not recommended without specialist legal advice. Even if your landlord is in serious breach of their repair obligations, withholding rent can give them grounds to seek eviction for arrears. A safer approach is to continue paying rent while formally reporting the repair issue in writing, involving environmental health, and if necessary pursuing a housing disrepair claim or rent repayment order separately.
What if your landlord lives abroad?
If your landlord is based overseas, you can still pursue repairs and disrepair claims through UK courts. The landlord is still bound by the same obligations under English law. For repairs, involve your local council's environmental health team — they have enforcement powers that apply regardless of where the landlord lives. You should also check whether you have a UK-based agent acting for the landlord, as they may have management responsibilities.

What to do next

  1. 1
    Report a repair to environmental health

    Find your local council to report housing disrepair to environmental health.

  2. 2
    Get advice from Shelter on repairs

    Shelter's detailed guidance on landlord repair obligations.

  3. 3
    Understand housing disrepair claims

    When and how to make a formal housing disrepair claim.

Official bodies and resources

Shelter

Charity

A housing charity providing advice and support for people who are homeless or at risk of losing their home.

Visit website0808 800 4444

Citizens Advice

Charity

Provides free, confidential, and independent advice on a wide range of issues including benefits, housing, debt, and employment.

Visit website0800 144 8848

Local Government and Social Care Ombudsman

Ombudsman

Investigates complaints about councils, social care providers, and some other public bodies in England.

Visit website0300 061 0614

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Disclaimer

This information is for general guidance only and does not constitute legal advice. You should seek qualified legal help if your situation requires it.