Your landlord won't fix the boiler - what can you do?
Direct answer
Your landlord must keep the boiler, heating, and hot water installations in repair and proper working order. A total loss of heating or hot water is urgent, especially in winter, where children, older people, disabled people, or unwell people live in the home. If there is a suspected gas leak or unsafe appliance, call the National Gas Emergency Service on 0800 111 999 immediately. For non-gas safety failures, report the fault in writing, ask for an urgent appointment, and escalate to Environmental Health if the landlord does not act.
What the law says
Section 11(1)(c) of the Landlord and Tenant Act 1985 requires the landlord to keep in repair and proper working order the installations in the dwelling for space heating and water heating. That covers the boiler, radiators, hot water cylinder, heating controls, and pipework that form part of the installation. The duty applies even if the tenancy agreement says repairs are your responsibility, because section 11 is implied into the tenancy by law.
Section 9A of the Landlord and Tenant Act 1985 also requires the home to be fit for human habitation. A home with no safe heating or hot water can be unfit, especially in cold weather. Under Part 1 of the Housing Act 2004, the council can treat excess cold, fire risk, carbon monoxide risk, and hot water failure as hazards and can require the landlord to act.
Step-by-step: what to do
1. If you smell gas, feel dizzy, see soot marks, or suspect carbon monoxide, call 0800 111 999, turn off the gas if safe, open windows, and leave the property.
2. Report the boiler fault to the landlord or agent in writing. Say whether you have no heating, no hot water, an error code, leaks, or safety concerns.
3. Ask for a Gas Safe registered engineer where the boiler is gas. Request the appointment date and engineer details in writing.
4. Keep evidence of temperature, missed appointments, extra heater costs, laundrette costs, and any health impact.
5. If the landlord does not act urgently, contact the council's Environmental Health team and explain that heating or hot water has failed.
Common mistakes to avoid
Do not attempt gas repairs yourself or use an unregistered contractor for gas work. Do not accept repeated temporary resets as a proper repair if the boiler keeps failing. Do not wait weeks before escalating when the home has no heat in cold weather. Do not stop paying rent without advice: claim repair costs or compensation separately unless an adviser confirms set-off is safe.
- Use the Gas Emergency line for suspected gas or carbon monoxide danger.
- Ask for a Gas Safe engineer for gas boiler work.
- Keep receipts for temporary heaters or extra electricity.
- Escalate quickly if the home is cold, unsafe, or has no hot water.
Related guidance
- Repairs rights checker
Check whether the boiler fault breaches the landlord's repair duty. - Hot water not fixed
What to do when the rented home has no hot water. - How long for heating repairs?
Reasonable timescales for heating and boiler repairs. - No hot water in rented property
Rights, evidence, council routes, and compensation.
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. - GOV.UK: repairs in private renting
Government guidance on landlord repair responsibilities and what tenants can do when repairs are not carried out. - Shelter Legal: heating and hot water problems
Shelter Legal guidance on landlord responsibility for heating, hot water, and power problems.
Common questions
- Your landlord won't fix the boiler - what can you do?
- Your landlord must keep the boiler, heating, and hot water installations in repair and proper working order. A total loss of heating or hot water is urgent, especially in winter, where children, older people, disabled people, or unwell people live in the home. If there is a suspected gas leak or unsafe appliance, call the National Gas Emergency Service on 0800 111 999 immediately. For non-gas safety failures, report the fault in writing, ask for an urgent appointment, and escalate to Environmental Health if the landlord does not act.
- How quickly must the landlord fix a broken boiler?
- The test is reasonable time, but a total loss of heating or hot water is urgent. In winter or where vulnerable people live in the home, the landlord should arrange help within days, and gas safety concerns require immediate action.
- Can I arrange my own boiler repair?
- You should give the landlord a clear written chance to arrange the repair first, except for immediate safety steps. Gas work must be done by a Gas Safe registered engineer. Get advice before deducting repair costs from rent.
- Can I claim for temporary heaters?
- Yes, reasonable temporary heater or extra electricity costs can be claimed as consequential loss if the landlord breached section 11. Keep receipts and meter evidence.
- Does the landlord need a gas safety certificate?
- Yes. Gas appliances must be checked annually by a Gas Safe registered engineer. A missing certificate is separate from the repair claim but is important safety evidence.
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.