How long does your landlord have to fix repairs?
Direct answer
There is no single deadline for every repair, but your landlord must act within a reasonable time after they know about the problem. Reasonable time depends on urgency: a gas leak or dangerous electrics requires immediate action, loss of heating or hot water requires urgent action, and lower-risk defects allow more time. You should report the repair in writing, keep evidence of the date reported, and escalate if the landlord misses a reasonable timescale. For damp and mould, the Awaab's Law framework sets additional response expectations where it applies.
What the law says
Section 11 of the Landlord and Tenant Act 1985 requires the landlord to keep the structure, exterior, heating, hot water, water, gas, electricity, and sanitation installations in repair. The statute does not give one fixed number of days. Instead, once the landlord has notice of the defect, they must carry out the repair within a reasonable time. A court decides reasonableness by looking at the seriousness of the defect, risk to health, availability of contractors, and whether the tenant gave reasonable access.
Section 9A of the Landlord and Tenant Act 1985 also requires the home to be fit for human habitation. Part 1 of the Housing Act 2004 allows the council to assess urgent hazards such as excess cold, electrical danger, falls, damp, mould, and fire risk. If the council finds a serious hazard, it can require the landlord to act and can take enforcement action.
Step-by-step: what to do
1. Report the defect in writing and include photographs, videos, and the date it started. The written report starts the evidence trail.
2. Decide the urgency. Gas danger, exposed electrics, flooding, no water, no working toilet, and no heating in cold weather are urgent.
3. Ask for a repair appointment and offer reasonable access. Save messages showing appointment dates and missed visits.
4. If the repair is urgent and the landlord does not respond, contact the council's Environmental Health team and explain the hazard.
5. For continuing disrepair, keep a diary of impact and get advice about a county court claim for repairs and compensation.
Common mistakes to avoid
Do not assume every repair has a 24-hour or 28-day deadline. The legal test is reasonable time, and urgency changes the answer. Do not wait weeks before reporting a defect, because the landlord will argue they did not know. Do not refuse reasonable access and then complain about delay. Do not throw away receipts for temporary heaters, extra cleaning, damaged belongings, or alternative accommodation, because those costs can support a compensation claim.
- Do not rely only on verbal complaints.
- Do not treat cosmetic defects the same as health hazards.
- Do not ignore council enforcement routes.
- Do not stop paying rent without advice.
Related guidance
- Repairs rights checker
Check whether the repair falls within the landlord's legal duty. - Heating repair deadlines
Urgent timescales when heating or hot water fails. - Council repair enforcement
How Environmental Health can inspect and require works. - Section 11 repair obligations
The repair categories covered by the Landlord and Tenant Act 1985.
Sources used for this guide
These are primary legislation and public guidance sources that support the legal-information framework used on this page.
- Landlord and Tenant Act 1985
Primary statute for core landlord repair duties, including structure, exterior, installations, heating, water, gas, and sanitation. - Homes (Fitness for Human Habitation) Act 2018
Primary statute adding a fitness-for-human-habitation duty for rented homes in England. - Housing Act 2004
Primary statute for tenancy deposit protection, HMO licensing, and local authority housing hazard enforcement. - GOV.UK: repairs in private renting
Government guidance on landlord repair responsibilities and what tenants can do when repairs are not carried out. - Shelter England: repairs
Independent housing charity guidance on repair duties, evidence, and escalation when a landlord does not act.
Common questions
- How long does your landlord have to fix repairs?
- There is no single deadline for every repair, but your landlord must act within a reasonable time after they know about the problem. Reasonable time depends on urgency: a gas leak or dangerous electrics requires immediate action, loss of heating or hot water requires urgent action, and lower-risk defects allow more time. You should report the repair in writing, keep evidence of the date reported, and escalate if the landlord misses a reasonable timescale. For damp and mould, the Awaab's Law framework sets additional response expectations where it applies.
- What counts as a reasonable time for repairs?
- Reasonable time depends on urgency. Immediate danger requires immediate action; no heating or hot water usually requires urgent action within days; lower-risk defects can take longer if the landlord arranges proper works promptly.
- Can the council make the landlord repair faster?
- Yes. The council can inspect under Part 1 of the Housing Act 2004 and serve enforcement notices where hazards exist. Serious hazards require council action.
- Does the clock start when I notice the defect?
- Usually the clock starts when the landlord knows, or should know, about the defect. That is why written notice, photographs, and saved messages matter.
- Can I claim compensation for repair delay?
- Yes. If the landlord breached section 11 or the fitness duty, you can claim for loss of amenity, damaged belongings, and reasonable extra costs.
Is this legal advice?
This is legal information for renters in England, not legal advice. If you need advice on your specific facts, contact Shelter (0808 800 4444), Citizens Advice, your council, or a housing solicitor.