Repairs & Maintenance
At a Glance
Every landlord has legal responsibilities to keep a rented home safe, secure and in good repair. As a tenant, you also have responsibilities, such as reporting problems promptly and looking after the property.
Most repairs should be carried out within a reasonable time after your landlord becomes aware of the problem. If repairs are ignored, there are several ways to resolve the issue, including involving your local council or, in some circumstances, taking legal action.
This guide explains who is responsible for different types of repairs, how to report problems correctly and what to do if your landlord doesn’t act.
Your Landlord's Repair Responsibilities
In England, landlords have legal duties to keep rented homes in good repair throughout the tenancy.
These responsibilities apply regardless of whether they’re written into your tenancy agreement.
In most cases, your landlord must keep in repair:
- the structure and exterior of the property, including the roof, walls, windows, doors, drains and gutters;
- installations for the supply of gas, electricity and water;
- sanitation, including toilets, sinks, baths and pipework;
- heating and hot water systems;
- fixed electrical installations;
- communal areas under the landlord’s control.
Landlords must also ensure that the property remains fit for human habitation throughout the tenancy. This means serious hazards that could affect your health or safety, such as dangerous damp and mould, structural instability or unsafe electrical systems, should be addressed promptly.
Some repair obligations cannot be removed by the tenancy agreement. Even if a clause attempts to make the tenant responsible for repairs that the law places on the landlord, it may not be legally enforceable.
Your Responsibilities as a Tenant
Although landlords are responsible for most major repairs, tenants also have responsibilities.
You should:
- report repairs as soon as reasonably possible;
- take reasonable care of the property;
- use fixtures and appliances properly;
- replace consumable items such as light bulbs where appropriate;
- keep the property reasonably clean;
- allow reasonable access for repairs after receiving proper notice.
If damage has been caused deliberately or through negligence by you, your household or your visitors, you may be responsible for putting it right or paying for the repair.
What Repairs Should Be Carried Out?
Examples of repairs that are normally your landlord’s responsibility include:
Heating and hot water
- Broken boiler.
- Faulty radiators.
- No heating during cold weather.
- Hot water failures.
Water and plumbing
- Leaking pipes.
- Blocked drains (unless caused by misuse).
- Faulty toilets.
- Broken taps where repair is needed.
Structure and exterior
- Roof leaks.
- Broken windows (unless caused by tenant damage).
- Damaged doors.
- Unsafe stairs.
- Rotten window frames.
Electrical safety
- Unsafe wiring.
- Faulty sockets.
- Consumer unit problems.
- Electrical faults affecting the property.
Damp and mould
If damp or mould is caused by structural defects, leaks, poor insulation or inadequate ventilation, the landlord will usually be responsible for investigating and carrying out appropriate repairs.
Not every case of condensation is automatically the tenant’s responsibility. Landlords should properly investigate the cause before deciding who is responsible.
Reporting Repairs
Report repairs as soon as you become aware of them.
Whenever possible:
- report the problem in writing;
- explain what has happened;
- include photographs if helpful;
- state when the problem started;
- keep copies of all correspondence.
Giving your landlord clear information helps them understand the problem and creates a record if the issue later becomes disputed.
If the repair becomes more serious after you’ve reported it, let your landlord know immediately.
How Quickly Should Repairs Be Fixed?
There is no single legal deadline that applies to every repair.
Instead, repairs should be completed within a reasonable time, taking account of:
- the seriousness of the problem;
- whether it affects health or safety;
- whether essential services have been lost;
- whether temporary measures are available.
For example:
Emergency repairs
These include issues such as:
- complete loss of heating during winter;
- major water leaks;
- dangerous electrical faults;
- gas leaks (after first contacting the emergency gas service if appropriate);
- serious structural dangers.
These should normally receive urgent attention.
Less urgent repairs, such as replacing damaged kitchen units or repairing minor plaster cracks, may reasonably take longer.
Emergency Repairs
If there’s an emergency:
Gas leak
Leave the property if necessary and call the National Gas Emergency Service immediately.
Dangerous electrical fault
Switch off the electricity if it is safe to do so and report the issue urgently.
Major water leak
Turn off the water supply if possible and contact your landlord immediately.
If the property becomes unsafe to occupy, your landlord may need to arrange temporary accommodation depending on the circumstances.
What If My Landlord Doesn't Carry Out Repairs?
If your landlord doesn’t respond:
Step 1
Report the repair in writing.
Step 2
Send a polite follow-up if you don’t receive a response within a reasonable time.
Step 3
If the repair is serious and your landlord still fails to act, contact your local council’s Private Sector Housing Team.
The council has powers to inspect properties and, where appropriate, require landlords to deal with serious hazards.
Step 4
If necessary, seek independent legal advice.
Depending on the circumstances, you may be able to bring a claim requiring repairs to be carried out and, in some cases, claim compensation if you’ve suffered loss or inconvenience because your landlord failed to meet their legal obligations.
Can I Withhold Rent?
Usually no.
Even if your landlord hasn’t carried out repairs, you should continue paying your rent.
Stopping rent payments without following the correct legal process could leave you in rent arrears and may put your tenancy at risk.
If you’re considering taking further action because repairs have been ignored, seek independent legal advice before withholding rent or arranging repairs yourself.
Frequently Asked Questions
Can I arrange repairs myself and deduct the cost from my rent?
Not automatically.
There is a legal process that may allow this in limited circumstances, but you should obtain legal advice before arranging repairs yourself or deducting any costs from your rent.
How long does my landlord have to fix repairs?
There is no fixed legal timescale. Repairs should be completed within a reasonable time after the landlord becomes aware of the problem, taking account of how serious it is.
Can my landlord enter my home to carry out repairs?
Usually yes, provided they give at least 24 hours’ notice and visit at a reasonable time, unless it’s an emergency.
What if mould keeps coming back?
Persistent mould should be properly investigated rather than repeatedly cleaned. The underlying cause, such as leaks, inadequate ventilation or structural defects, should be identified and addressed where the landlord is responsible.
Can I claim compensation for delayed repairs?
Possibly.
If your landlord has failed to meet their legal repairing obligations and you’ve suffered loss, inconvenience or damage as a result, you may be able to bring a legal claim depending on the circumstances.
Key Takeaways
- Landlords are legally responsible for most structural repairs and essential services.
- Report repairs as soon as possible and keep records of your communication.
- Repairs should be completed within a reasonable time based on their urgency.
- Serious hazards can be reported to your local council if your landlord fails to act.
- Continue paying your rent even if repairs are delayed.
- Seek legal advice before arranging repairs yourself or withholding rent.
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