Landlord repair obligations in England

What your landlord is legally required to repair

When something goes wrong in a rented property, it can feel like chasing your landlord is the only option. It is not. Landlords in England have clear legal obligations to keep properties in good repair, and tenants have enforceable rights when those obligations are not met.
This article explains what your landlord must fix, how the law works, and what you can do if repairs are ignored.

The core obligation: Section 11 of the Landlord and Tenant Act 1985

For most private rented tenancies in England, Section 11 of the Landlord and Tenant Act 1985 is the key piece of legislation. It implies repair obligations into the tenancy agreement automatically, whether or not they are written in the contract.
Under Section 11, your landlord must keep in repair and proper working order:

• The structure and exterior of the property (roof, walls, floors, windows, doors, gutters)
• Installations for the supply of water, gas, and electricity
• Heating and hot water installations (boilers, radiators, pipework)
• Sanitary fittings (baths, sinks, toilets)

These obligations apply regardless of whether the tenancy agreement mentions them. A clause that tries to pass these responsibilities to the tenant is unenforceable.

The fitness for human habitation standard

The Homes (Fitness for Human Habitation) Act 2018 added a further implied term into all new and renewed tenancies. Your landlord must ensure the property is fit for human habitation at the start of the tenancy and throughout.
The Act lists specific hazards that can make a property unfit, including damp and mould, excess cold, structural collapse, fire risk, and poor ventilation. If the property is not fit, you can take your landlord to court without first going through the council. A court can order repairs and award compensation.

How councils can step in

If your landlord fails to act, you can also report the problem to your local council. Councils use the Housing Health and Safety Rating System (HHSRS) to assess hazards in rented properties. If a hazard is found, the council can issue an improvement notice requiring the landlord to carry out works, or in serious cases, issue an emergency prohibition order.
Councils have a duty to take enforcement action when a Category 1 hazard (the most serious) is found. A Category 1 hazard includes severe damp and mould, dangerous electrical wiring, or a risk of falls from stairs in poor condition.

Awaab's Law and the private rented sector

Awaab's Law originally applied to social housing, setting strict legal timeframes within which landlords must investigate and fix serious damp and mould hazards. The Renters' Rights Act 2025 includes provision to extend Awaab's Law to the private rented sector, but the government has not yet set the commencement date for this extension. Regulations are expected following consultation.
When Awaab's Law does come into force in the private rented sector, it will mean landlords must investigate reports of hazardous damp and mould within set timeframes and carry out repairs within fixed deadlines. Failure to comply will be a breach of contract that tenants can take to court directly.

What landlords are not responsible for

Landlords are not required to fix damage caused by the tenant's own misuse or negligence. They are also generally not responsible for internal decoration, or for appliances and furnishings the tenant has brought into the property.
If the repair is something you or a previous tenant caused, the cost may fall on you.

How to report a repair

Always report repairs in writing, even if you have already spoken to your landlord by phone. An email or text message creates a record of when you notified them and what the problem was.
Your notice to the landlord triggers their repair obligation. A landlord who has not been told about a problem cannot be held in breach for failing to fix it. Keep copies of all communications.
There is no fixed legal timeframe for how quickly a landlord must act, but they must act within a reasonable time. What is reasonable depends on the urgency of the problem. A broken boiler in winter requires urgent action. A slow-draining sink does not.

What to do if your landlord ignores you

If your landlord fails to carry out repairs after you have reported them:

• Send a formal written reminder, stating what needs fixing and that you expect a response within a set deadline (14 days is reasonable for non-urgent repairs)
• Contact your local council's private rented housing team to request an inspection
• Seek advice from Shelter or Citizens Advice on your options, including applying to court under the Homes (Fitness for Human Habitation) Act

Withholding rent is not generally advisable without legal advice. Courts take a dim view of rent arrears even where repairs are outstanding, and it can affect your ability to defend possession proceedings.

Before you sign

Repair problems are far easier to resolve when you can show the property already had an issue before you moved in. When you sign a new tenancy agreement, document the condition of the property thoroughly with photographs and share them with your landlord in writing.
If you are reviewing a tenancy agreement and want to check for unfair clauses around repairs or maintenance, run it through Heulex for a plain-English risk summary.