How long does the landlord have to fix repairs?

The law uses a reasonable-time test. Emergencies require action within hours, urgent heating or water problems require days, and lower-risk defects allow longer. The more serious the risk, the shorter the reasonable time.

Can the council force the landlord to repair?

Yes. Under Part 1 of the Housing Act 2004, the council can inspect hazards and serve enforcement notices. If the council finds a Category 1 hazard, it must take enforcement action.

Can I claim compensation for disrepair?

Yes. A county court claim can seek an order for works and damages. Damages often reflect a percentage of rent for the period of disrepair, plus proven losses such as damaged belongings or extra energy costs.

Can the landlord evict me for asking for repairs?

The landlord cannot lawfully harass you or evict you without court process. A repair complaint also helps defend discretionary possession grounds and, in legacy Section 21 cases, council enforcement can restrict retaliatory eviction.

Your landlord won't fix repairs - what can you do?

Published and maintained by the Get Renters Rights teamRules last reviewed 23 July 2026How we build these checkers

Direct answer

Your landlord must keep the structure, exterior, heating, hot water, gas, electricity, water, and sanitation installations in repair. If you have reported a repair and the landlord has not acted within a reasonable time, put the complaint in writing, keep evidence, and escalate. The usual routes are council Environmental Health, a county court disrepair claim, or a counterclaim if the landlord later starts possession proceedings. Do not simply stop paying rent without advice, because arrears create a separate eviction risk.

What the law says

Section 11 of the Landlord and Tenant Act 1985 implies a repair term into most residential tenancies under seven years. It says the landlord must keep in repair the structure and exterior of the dwelling, including drains, gutters, and external pipes, and must keep in repair and proper working order installations for water, gas, electricity, sanitation, space heating, and water heating. The landlord cannot contract out of section 11 by writing a weaker term into the tenancy agreement.

Section 9A of the Landlord and Tenant Act 1985, inserted by the Homes (Fitness for Human Habitation) Act 2018, also requires the home to be fit for human habitation at the start of the tenancy and throughout it. Part 1 of the Housing Act 2004 lets the council assess hazards through the Housing Health and Safety Rating System and serve enforcement notices where conditions are unsafe.

Step-by-step: what to do

1. Report the repair in writing. Describe the defect, when it started, where it is, and how it affects your home. Attach dated photographs or video.

2. Give access for inspection and repair appointments, but ask for dates and times in writing. The landlord cannot blame you for delay if you have offered reasonable access.

3. Keep a repair diary. Record missed appointments, worsening damage, health symptoms, extra heating costs, and damaged belongings.

4. If the landlord does not act within a reasonable time, complain to the council's Environmental Health team and ask for a Housing Act 2004 inspection.

5. If the problem continues, get advice about a disrepair claim or counterclaim. The county court can order works and award compensation for loss of amenity, damaged property, and financial loss.

Common mistakes to avoid

The biggest mistake is relying on verbal reports. The landlord's repair duty usually starts once they know, or should know, about the problem, so written evidence matters. Another mistake is arranging expensive works without warning the landlord first. The repair-and-deduct route is technical and should be used only after clear written notice and advice. Tenants also under-document the impact: compensation depends on evidence of how the disrepair affected daily life, not just photographs of the defect.

Do not rely on phone calls alone.
Do not block reasonable access for repairs.
Do not withhold rent without advice.
Do not wait until court papers arrive before gathering evidence.

Related guidance

Repairs rights checker
Check whether the defect is the landlord's legal repair duty.
Repairs guide
How section 11, fitness, council enforcement, and compensation work.
Council Environmental Health repair complaints
When the council can inspect, rate hazards, and order the landlord to act.
Section 11 repair obligations
The legal repair list for structure, exterior, heating, hot water, and services.

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

Your landlord won't fix repairs - what can you do?: Your landlord must keep the structure, exterior, heating, hot water, gas, electricity, water, and sanitation installations in repair. If you have reported a repair and the landlord has not acted within a reasonable time, put the complaint in writing, keep evidence, and escalate. The usual routes are council Environmental Health, a county court disrepair claim, or a counterclaim if the landlord later starts possession proceedings. Do not simply stop paying rent without advice, because arrears create a separate eviction risk.
How long does the landlord have to fix repairs?: The law uses a reasonable-time test. Emergencies require action within hours, urgent heating or water problems require days, and lower-risk defects allow longer. The more serious the risk, the shorter the reasonable time.
Can the council force the landlord to repair?: Yes. Under Part 1 of the Housing Act 2004, the council can inspect hazards and serve enforcement notices. If the council finds a Category 1 hazard, it must take enforcement action.
Can I claim compensation for disrepair?: Yes. A county court claim can seek an order for works and damages. Damages often reflect a percentage of rent for the period of disrepair, plus proven losses such as damaged belongings or extra energy costs.
Can the landlord evict me for asking for repairs?: The landlord cannot lawfully harass you or evict you without court process. A repair complaint also helps defend discretionary possession grounds and, in legacy Section 21 cases, council enforcement can restrict retaliatory eviction.

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.