Landlord repairs law: what you must fix and how quickly

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Landlord repairs law: what it covers

GOV.UK's landlord guidance says you must keep your property in good condition, and that you're normally responsible for repairs to [1]:

• the structure of the property
• basins, sinks, baths and other sanitary fittings
• heating and hot water systems
• anything you damage through attempting repairs

These duties come from section 11 of the Landlord and Tenant Act 1985 [2]. On top, the Homes (Fitness for Human Habitation) Act 2018 amended that Act so rented homes must be fit for human habitation at the start of and throughout the tenancy [2].

Gas and electrics

Gas appliances you provide need an annual gas safety check, and the electrical installation needs an EICR at least every 5 years [5][6]. See gas safety certificate cost and EICR certificate cost.

Common areas

If you own a block of flats, you're usually responsible for common areas like staircases, and councils can ask landlords to fix problems there [1].

Fire and flood

GOV.UK says if the property is seriously damaged by fire, flood or similar, you don't have to rebuild it, but if you do, you can't charge the tenant for the repairs [1]. That's one reason landlord insurance matters.

What tenants are responsible for

Tenants generally have to use the property in a "tenant-like manner", report problems, and fix damage they or their visitors cause. If a tenant causes damage, that's usually theirs to put right, and you may be able to deduct from the deposit.

Landlord repairs reasonable time: how fast?

There's no single fixed deadline for private landlords at the moment. The damp and mould guidance confirms "there is currently no legal requirement to undertake remedial work within a specific period of time", while saying landlords should respond promptly [2]. Government guidance for tenants gives a practical example: for something serious like a boiler failure or electricity outage, it might be reasonable to expect a technician to attend within 24 hours for an initial inspection [3].

The exceptions with clear time limits:

• EICR remedial work: within 28 days, or sooner if the report says [6]
• Social housing hazards under Awaab's Law, which the government plans to extend to private renting later [7]

Our wave-1 guide goes into detail: how long a landlord has to do repairs.

Access for repairs

GOV.UK says you have a legal right to enter to inspect or repair, but must give your tenant at least 24 hours' notice, with immediate access possible in emergencies. The tenant has the right to stay in the property during repairs [1].

What tenants can do if repairs aren't done

GOV.UK lists the tenant's options if a landlord refuses to repair [1]:

• start a small claims case for repairs under £5,000
• in some circumstances, do the repairs themselves and deduct the cost from rent
• ask the council to inspect under the Housing Health and Safety Rating System (HHSRS). If it finds serious hazards, it must take enforcement action [1]

Tenants can also take action where a home is unfit for human habitation [2]. And in future, private tenants will be able to complain to the new landlord ombudsman [7].

Rent during repairs

If repairs are very disruptive, the tenant may be able to claim a reduction in rent, called a rent abatement, depending on how much of the property is unusable [1]. If the property is temporarily unfit, you can ask the tenant to move out during major works, agreeing in writing how long the works will last, their right to return and any alternative accommodation [1]. You can't repossess a property just to do repairs [1].

The record is your defence

Nearly every repair dispute turns on two dates: when you were told, and when you acted. GOV.UK tells tenants to report problems in writing and keep a copy [3]. Make that the default from your side too.

Gaffy gives each property a repair link. Your tenant opens it in their phone's browser, with no app or account, describes the problem and adds up to 5 photos. It lands in your maintenance inbox, timestamped, and moves from New to Scheduled to Done. Keep your plumber and electrician in your contacts next to the property; we never take a cut of a job. See the repair link and maintenance inbox.

Who fixes what: quick reference

Repairs and the Renters' Rights Act

The Renters' Rights Act changes how tenancies end and how rent rises, but it also raises the stakes on repairs. With section 21 gone, tenants no longer face a no-fault eviction for asking for a repair. The roadmap also says Awaab's Law and a Decent Homes Standard will reach private renting in a later phase [7]. See our guide to the Decent Homes Standard in the private rented sector.

If you're not sure whether a repair is yours, act on safety first and sort out who pays afterwards. A tenant without heating or with a dangerous electrical fault can't wait while you work it out.

FAQs

What repairs is a landlord responsible for?

The structure, sanitary fittings, heating and hot water, and anything you damage while repairing, plus safe gas and electrics [1].

How long does a landlord have to do repairs?

A reasonable time, depending on the problem. For something serious, attending within 24 hours might be reasonable [3].

Can a tenant withhold rent for repairs?

Government guidance tells tenants not to withhold rent [3]. In some circumstances tenants can do repairs and deduct the cost [1].

How much notice must a landlord give to do repairs?

At least 24 hours, except in emergencies [1].

What is section 11 of the Landlord and Tenant Act?

The section setting out landlords' repairing obligations for the structure, exterior and installations [2].

How does Gaffy help?

Tenants report repairs through a link with photos, every request is timestamped and tracked, and certificates are flagged before they expire. It's £12 a month for up to 5 properties, plus £4 a month for each extra property, and the first month is free.

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Sources

1. GOV.UK, Renting out a property, Making repairs: https://www.gov.uk/renting-out-a-property/making-repairs
2. GOV.UK, Understanding and addressing the health risks of damp and mould in the home: https://www.gov.uk/government/publications/damp-and-mould-understanding-and-addressing-the-health-risks-for-rented-housing-providers/understanding-and-addressing-the-health-risks-of-damp-and-mould-in-the-home--2
3. GOV.UK, How to rent a safe home: https://www.gov.uk/government/publications/how-to-rent-a-safe-home/how-to-rent-a-safe-home
4. Citizens Advice, Getting repairs done if you're renting privately: 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/
5. HSE, Gas safety: landlords and letting agents: https://www.hse.gov.uk/gas/landlords/index.htm
6. GOV.UK, Electrical safety standards guidance: 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
7. GOV.UK, Renters' Rights Act 2025 implementation roadmap: 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