Can My Landlord Charge Me for Repairs?

Under Section 11 of the Landlord and Tenant Act 1985, your landlord is legally responsible for repairing and maintaining:

• The structure and exterior of the property (walls, roof, foundations, external doors, windows, drains, gutters)
• Water, gas, and electricity supply installations
• Heating and hot water systems (boilers, radiators, pipes)
• Sanitary installations (baths, sinks, toilets, basins)

This obligation applies regardless of what your tenancy agreement says. Even if your contract states that certain repairs are your responsibility, Section 11 overrides any clause that tries to transfer these obligations to the tenant.

The Homes (Fitness for Human Habitation) Act 2018 added a further requirement: the property must be fit for human habitation throughout the tenancy. If it is not, you can take your landlord to court without waiting for the council to intervene.

There are situations where you may be liable for repair costs:

• Damage you caused: If you or your guests caused the damage (e.g. a smashed window, a hole in a wall, a blocked drain from inappropriate items), you are responsible for putting it right.
• Tenant fixtures: Items you installed yourself (shelving, curtain rails) are your responsibility.
• Minor maintenance: Changing lightbulbs, replacing smoke alarm batteries, and keeping the property clean are typically tenant responsibilities.
• Garden maintenance: Unless your tenancy agreement says otherwise, you are usually responsible for basic garden upkeep.

However, your landlord cannot charge you for:

• Repairs caused by normal wear and tear
• Pre-existing issues that were present when you moved in
• Problems caused by structural defects (e.g. damp caused by a leaking roof)
• Repairs to items the landlord is obligated to maintain under Section 11
• Appliances that broke through normal use (unless they belong to you)

If your landlord is trying to charge you for repairs you believe are their responsibility:

• Check your tenancy agreement: While Section 11 sets the minimum, your agreement may give you additional rights.
• Put your response in writing: Clearly state which repairs are the landlord's responsibility under Section 11 and the Homes Act 2018.
• Document the issue: Take photos, keep records of when you reported the problem, and save all correspondence.
• Report to the council: If the landlord refuses to carry out essential repairs, contact your local council's environmental health team. They can inspect the property and serve improvement notices.
• Use the Ombudsman: Under the Renters' Rights Act 2025, the new Private Rented Sector Ombudsman can investigate complaints about landlord behaviour, including refusal to carry out repairs.

Use our damp check tool to assess damp and mould risk, or our report issue tool to generate a formal repair request letter.

At the end of your tenancy, your landlord may try to deduct repair costs from your deposit. They can only do this for damage beyond fair wear and tear that you (or your guests) caused.

The landlord must:

• Provide evidence of the damage (check-in and check-out reports, photos)
• Show that you caused the damage (not pre-existing or structural)
• Provide receipts or quotes for the actual repair cost
• Apply betterment: they cannot charge for brand new replacements of old items

If you disagree with the deductions, use the free dispute resolution service provided by the deposit protection scheme (DPS, MyDeposits, or TDS). The adjudicator's decision is binding.

Never accept deductions you disagree with without challenging them. Many landlords make speculative deductions expecting tenants not to dispute them.