Repairs and Maintenance: What Your Landlord Must Fix

Under Section 11 of the Landlord and Tenant Act 1985, your landlord is responsible for keeping the following in repair and proper working order throughout your tenancy:

This obligation applies to all tenancies of less than seven years and cannot be overridden by the tenancy agreement. Your landlord cannot make you responsible for these repairs in the contract.

The Homes (Fitness for Human Habitation) Act 2018 added an additional layer of protection. Your landlord must ensure the property is fit for you to live in at the start of and throughout the tenancy.

Factors the court considers include:

If the property is unfit, you can take your landlord to court without waiting for them to fail to make a repair. This is especially useful for problems like persistent damp, inadequate heating, or pest infestations.

Your landlord's repair obligation is only triggered once they know about the problem. Report issues as soon as you notice them.

Best practice for reporting:

There is no single statutory timescale for all repairs, but the law requires landlords to carry out repairs within a reasonable time. What counts as reasonable depends on the nature and severity of the problem.

General guidelines used by courts and councils:

Under Awaab's Law (extended to private renting by the Renters' Rights Act 2025), landlords must acknowledge damp and mould reports within 14 days, investigate within 14 days, and begin repairs within 7 days of the investigation.

If your landlord ignores your repair request or delays unreasonably, you have several options:

1. Send a formal letter before action. State clearly what needs repairing, reference the relevant legislation, and give a final deadline (typically 14 days). Warn that you will involve the council or take legal action if they do not respond.

2. Contact your local council. The Environmental Health department can inspect the property under the Housing Act 2004 and issue enforcement notices. This is free.

3. Apply to the courts. You can bring a claim under Section 11 of the Landlord and Tenant Act 1985 or the Homes (Fitness for Human Habitation) Act 2018. The court can order the landlord to carry out repairs and award compensation.

4. Contact the PRS Ombudsman. Under the Renters' Rights Act 2025, the new Private Rented Sector Ombudsman can investigate complaints and order landlords to take action.

Do not withhold rent as a self-help remedy. While it may be tempting, withholding rent can give your landlord grounds to seek possession for rent arrears. Instead, use the formal routes above.

If your landlord's failure to repair has caused you loss, inconvenience, or health problems, you may be entitled to compensation. Courts typically award:

Many housing disrepair solicitors work on a no-win-no-fee basis. You can also get free advice from Shelter, Citizens Advice, or your local law centre.