Landlord repairs in England: your rights and how to enforce them

Last updated: 26 May 2026.

What must the landlord repair? In short, the landlord is responsible for the building fabric and the fixed systems that make the home usable, including heating, hot water, sanitation, water, gas, and electricity. Section 11 of the Landlord and Tenant Act 1985 imposes an implied repairing covenant covering structure and exterior, water, gas, electricity, sanitation, space heating, and water heating.

How long does the landlord have to fix repairs? There is no single repair deadline for every case. The right question is how urgent the risk is: immediate danger needs immediate action, essential services usually need a same-day or short response, and lower-risk repairs can allow more time. The clock starts when the landlord or agent has notice of the disrepair, and GOV.UK repairs guidance lists the core repairs landlords are responsible for.

Repair urgency examples: gas leaks need immediate emergency action; burst pipes, cold-water loss, and dangerous electrics usually need same-day attention; complete heating loss in winter is often around 24 hours; hot-water loss is usually a few days; roof leaks, broken external doors or windows, damp, mould, and cosmetic repairs depend on severity and evidence.

How can I escalate if the landlord refuses? If the landlord ignores a repair, escalate in stages: create a written record, give a clear deadline, involve the council where hazards are present, and get advice before court action or rent withholding. Report in writing, allow a reasonable time, send a formal letter before action, contact council Environmental Health where hazards are involved, and keep paying rent unless advised otherwise.

How does Awaab's Law affect damp and mould? Awaab's Law matters most where damp or mould may create a health hazard. It gives the repair issue a tighter timetable than ordinary low-risk disrepair, so tenants should report the problem clearly, keep photos, and note any health impact. Section 9A of the Landlord and Tenant Act 1985, inserted by the Homes (Fitness for Human Habitation) Act 2018, requires the property to be fit for human habitation throughout the tenancy.

What damages can I claim? Damages are about the loss caused by the disrepair, not only the fact that something was broken. Evidence usually matters: dates, photos, messages, rent paid, damaged belongings, extra costs, and any health records. Disrepair claims may include general damages for loss of amenity, special damages for actual losses, and health-related damages where evidence supports causation.

This is legal information, not legal advice. If your situation is urgent, call Shelter on 0808 800 4444 or contact your local Citizens Advice.

Source references: Landlord and Tenant Act 1985 sections 11 and 9A, Homes (Fitness for Human Habitation) Act 2018, and GOV.UK private renting repairs guidance.

What must the landlord repair?

The landlord is responsible for the building fabric and the fixed systems that make the home usable - heating, hot water, sanitation, water, gas, and electricity. Section 11 of the Landlord and Tenant Act 1985 imposes an implied repairing covenant on most short residential tenancies, and section 9A (inserted by the Homes (Fitness for Human Habitation) Act 2018) requires the property to be fit for human habitation throughout the tenancy. Damp, mould, structural defects, and other HHSRS hazards can engage these duties.

• Structure and exterior - walls, roof, foundations, windows, external doors, drains, gutters
• Installations for water, gas, and electricity - pipework, wiring, fixed appliances supplied with the property
• Sanitation - basins, sinks, baths, toilets, and waste pipes
• Space and water heating - boiler, radiators, immersion heaters, hot water cylinders

How long does the landlord have to fix repairs?

There is no single deadline. The right question is how urgent the risk is: immediate danger needs immediate action, essential services usually need a same-day or short response, and lower-risk repairs allow more time. The clock starts when the landlord or their agent has notice of the disrepair by phone, email, letter, or text - an inspection is not needed to start it.

Indicative timeframes: a gas leak is an immediate emergency (call 0800 111 999); a burst pipe or flood is same day; complete heating loss in winter around 24 hours; dangerous electrics same day; a roof leak 1-7 days; a broken external door or window 24-48 hours where there is a security risk; non-urgent cosmetic repairs often around 28 days.

How can I escalate if the landlord refuses?

If the landlord ignores a repair, escalate in stages - create a written record, give a clear deadline, involve the council where hazards are present, and get advice before court action.

• Report in writing, dated, with a clear description and photos.
• Allow reasonable time and document any responses or lack of them.
• Send a formal letter before action referencing section 11 LTA 1985, with a deadline.
• Contact council Environmental Health: under the HHSRS they can inspect, and if a Category 1 hazard is found they have a duty to act and can serve an Improvement Notice.
• Court damages claim: sue in the county court for breach of section 11; damages are typically 20-50% of rent for the period of disrepair, plus consequential losses.
• Statutory nuisance claim under section 82 of the Environmental Protection Act 1990 in the magistrates' court for serious disrepair.

How does Awaab's Law affect damp and mould?

Awaab's Law matters most where damp or mould may create a health hazard, giving the repair issue a tighter timetable than ordinary low-risk disrepair. It was introduced for social housing under the Social Housing (Regulation) Act 2023 after the death of Awaab Ishak, and the Renters' Rights Act 2025 extends the framework to private renters. Failure to comply gives extra grounds for a disrepair claim and can breach section 9A of the Landlord and Tenant Act 1985.

• Investigate a reported damp or mould hazard within 14 days of the report.
• Begin repairs within a further 7 days if a hazard is confirmed, or sooner in an emergency.
• Provide alternative accommodation if the property is uninhabitable during works.

What damages can I claim?

Damages reflect the loss caused by the disrepair, not just that something was broken. Evidence matters: dates, photos, messages, rent paid, damaged belongings, extra costs, and health records. Courts can also order specific performance, requiring the landlord to do the works within a set time.

• General damages - typically 20-50% of the rent for the period of disrepair, reflecting the reduced value of what the tenant got.
• Special damages - actual losses such as damaged possessions, higher heating bills, and alternative accommodation costs.
• Health-related damages where disrepair caused or aggravated a condition, supported by medical evidence.

Free checkers

• Repairs refusal checker
  Run the free interactive repairs checker for an analysis of your specific situation.
• Damp & mould checker
  Check whether damp or mould engages the landlord's repair duty.
• Damp and mould rights guide
  Repair duties, fitness arguments, and council/court routes.
• Awaab's Law explained
  What Awaab's Law means for private renters from 1 May 2026.

Common questions

What repairs is my landlord legally required to make?

Section 11 LTA 1985 covers the structure and exterior of the property, the installations for water, gas, electricity, sanitation, space heating, and water heating. The Homes (Fitness for Human Habitation) Act 2018 adds an overarching fitness duty.

How long does the landlord have to fix a repair?

Reasonable time depends on urgency: hours for gas leaks, same day for complete heating loss in winter, days for hot water issues, weeks for non-urgent repairs. Awaab's Law sets a 14-day investigation deadline for damp and mould.

Can I withhold rent until repairs are done?

Withholding rent without setting it off against a damages claim is risky and can lead to arrears claims. The safer route is to keep paying rent and pursue damages or a counterclaim through the court. Get legal advice before withholding.

What should I do first if my landlord will not repair something?

Report the problem in writing, include photos or video if possible, keep paying rent, and give the landlord a reasonable time based on the urgency. If the issue is dangerous or the landlord ignores you, contact the council or get housing advice before taking further action.

Use the interactive checker on getrentersrights.com for the full step-by-step result.