How long does a landlord have to do repairs?
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In England there's no fixed legal deadline for private landlords. You must do repairs within a reasonable time of being told, and what counts as reasonable depends on the problem [1][2]. Government guidance says that for something serious, like a boiler failure or a power cut, it might be reasonable to expect a technician to attend within 24 hours for an initial inspection [1]. Fixed deadlines under Awaab's Law apply to social housing now and are due to reach private renting later [3][4].
How long does a landlord have to do repairs?
| Problem | What the guidance says |
|---|---|
| Serious or dangerous (boiler failure, electricity outage, dangerous wiring) | A technician attending within 24 hours might be reasonable [1] |
| Non-urgent (a leaking tap) | Sooner for serious problems than minor ones [2] |
| EICR remedial work | Within 28 days, or sooner if the report says so [5] |
Why a written record matters
Tenants are told to report problems in writing and keep a copy [1][2]. If you're ever challenged, your own dated record of when you were told and what you did is your evidence.
Fixed deadlines under Awaab's Law are covered in Does Awaab's Law apply to private landlords?. A repair link gives tenants one place to report a problem with photos, so the date you were told is on the record.
Gaffy keeps that record next to the property. It's free for the first month, with no card.
Repair response time FAQs
Is there a legal time limit for private landlord repairs?
Not a fixed one. It's a "reasonable time", which depends on the problem [1][2].
Can a tenant withhold rent for slow repairs?
Government guidance tells tenants never to withhold rent [1].
Does Awaab's Law apply to private landlords?
Not yet. See Does Awaab's Law apply to private landlords?.
How does Gaffy help?
Tenants report through a link with photos, every request is timestamped, and it moves from New to Scheduled to Done. Gaffy flags gas safety, EICR and EPC certificates before they expire and gives your tenants a repair link that needs no app. The first month is free, then it's £12 a month for up to 5 properties, plus £4 a month for each additional property.
Sources
- https://www.gov.uk/government/publications/how-to-rent-a-safe-home/how-to-rent-a-safe-home
- https://www.citizensadvice.org.uk/housing/repairs-and-housing/repairs-and-housing-conditions/getting-your-landlord-to-do-repairs/getting-repairs-done-if-youre-renting-privately-ew/getting-repairs-done-if-youre-renting-privately/
- https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector
- https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector
- https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-and-social-rented-sectors-guidance/electrical-safety-standards-in-the-private-and-social-rented-sectors-guidance
General information, not legal advice.