Landlord repair obligations: What your landlord must fix and when

You’ve called, emailed, and even WhatsApped your landlord. But nothing was done. He won’t fix the leak, and now black bold is spreading across your walls. You’re feel angry and helpless, wondering: Can he actually ignore me like this? The answer is no. Landlord repair obligations are legal duties, not mere suggestions. This guide deciphers landlord repairs law, as well as your rights and remedies as a tenant. If problems with landlord not doing repairs persist, a solicitor specialising in residential tenancy disputes can transform complaints into legal action.

Discover your legal rights and the remedies that force your landlord to repair or pay compensation.

Do you need a solicitor?

We will connect you with the right solicitor, near you.

Find a solicitor near me Request a call

Landlord repair obligations: What your landlord must legally fix

Depicting your landlord’s repairing obligations UK, Section 11 of the Landlord and Tenant Act 1985 repairing obligations enumerates four non-negotiable areas of every rental property. These fall under landlord obligations to repair, regardless of what your tenancy agreement says:

1. Structural and exterior elements

Your landlord must keep the building’s skeleton intact and weatherproof against the elements:

• Drains and external pipes: blockages, leaks, tree root damage.
• Roof structure and coverings: leaks, missing tiles, damaged guttering.
• Windows and external doors: broken frames, faulty locks, failed seals.
• Walls and external surfaces: cracks, water penetration, deteriorating mortar.

2. Water and plumbing systems

Every water connection that serves your home falls under landlord statutory repair obligations, from incoming supply to outgoing waste:

• Sewage systems: backups, external drainage issues.
• Taps and water outlets: dripping taps, broken mixing valves.
• Water pipes and connections: burst pipes, leaks, frozen pipes.
• Toilets, baths, and sinks: cracks, leaks, non-functional waste pipes.

3. Heating and energy systems

Landlord is not doing repairs to heating is one of the most common complaints that landlords must fix it:

• Thermostats and controls: faulty temperature regulation.
• Radiators and pipework: cold radiators, leaking connections.
• Boilers and heating appliances: breakdowns, pilot light failures.

4. Electrical systems (safety-critical only)

Landlords are only responsible for electrics that pose genuine safety hazards, not every electrical issue in the property:

• Unsafe installations: circuits that trip repeatedly, burning smells.
• Wiring creating fire hazards: exposed cables, damaged insulation.

What your landlord does NOT have to fix

Knowing clearly what falls outside private landlord repair obligations helps prevent disputes about responsibility and cost:

• Cosmetic damage: peeling wallpaper, scuffed paint, carpet wear.
• Moveable items: your furniture, appliances you brought with you.
• Minor wear and tear: faded curtains, worn door handles from normal use.
• Tenant-caused damage: broken windows from your negligence, holes punched in walls.

Emergency vs non-emergency repairs: Response times that matter

Not all repairs are urgent. Your landlord’s response time depends entirely on whether the issue threatens the safety or habitability of the property. In this regard, the landlord obligation to repair framework distinguishes between situations requiring swift action and those allowing reasonable delays.

1. Emergency repairs (24-hour response required)

These repairs make your property dangerous or uninhabitable. Your landlord must act within 24 hours or promptly if life-threatening:

• Gas leaks: hissing sounds, rotten egg smell, immediate danger.
• No hot water: complete failure leaving you unable to wash or bathe.
• Blocked toilets (single): when it’s your only toilet and completely unusable.
• Security breaches: broken locks, smashed windows, doors that won’t close.
• Burst pipes or major leaks: water flooding into rooms, ceiling collapses imminent.
• Structural danger: roof tiles falling, walls cracking visibly, foundations settling rapidly.
• Heating failure in winter: complete loss of hot water or central heating November-March.
• Electrical hazards: exposed wiring, burning smells, sparking outlets, repeated tripping circuits.

2. Non-emergency repairs (28-day response typical)

Since they don’t pose immediate risk to safety or habitability, your landlord has reasonable time to arrange contractors for the following repairs that need fixing:

• Dripping taps: water waste but no safety risk.
• Chipped baths or sinks: still usable, not leaking.
• Damp patches: surface moisture without structural threat.
• Worn door handles or hinges: functional but cosmetically worn.
• Cracked tiles or grout: cosmetic damage without water penetration.
• Faulty thermostat: heating works but temperature control unreliable.
• Minor plumbing leaks: slow drips under sinks, slightly damp cupboards.
• Partial heating loss: one radiator cold while others work, or heating on timer malfunction.

How to report landlord not doing repairs

If you informed your landlord about problems verbally or informally, it’s most probable that your landlord not doing repairs UK dispute will fail. This is because courts and councils mainly recognise written evidence. To put all the chances on your side, follow this process to build a legally airtight record:

1. Report in writing:Email landlord with subject “Urgent Repair Request: [Problem]”; include date, time, location, and photos; state whether emergency or routine; use recorded delivery if no email exists.
2. Be specific:Write “boiler not producing hot water as of 15 December” not “heating broken”; reference Section 11 of Landlord and Tenant Act 1985 repairing obligations; request written response within 24 hours (emergency) or 28 days (routine).
3. Follow up:After 5 working days (emergency) or 14 days (routine) with no response, send second written notice marked “Second Notice”; reference original report date.
4. Keep log:Create spreadsheet with date reported, problem, report method, landlord response, completion date; note verbal conversations with dates; record contractor visits.
5. Escalate:If emergency ignored beyond 24 hours, contact council environmental health; if routine ignored beyond 28 days, contact council housing standards.
6. Preserve evidence:Screenshot all texts and emails; save PDF copies to cloud storage; keep evidence for six years; request written explanations when landlord refuses.

What happens if your landlord ignores you

Feeling powerless after your landlord played the death? Don’t! UK law provides several concrete remedies when they refuse or delay repairs beyond reasonable timescales:

• Local authority enforcement (free)Contact your council’s environmental health department. Provide your written reports, photos, and repair log. Council issues formal “notice to repair”, landlord has 14-28 days to comply. If they ignore it, council fines landlord up to £5,000 and arranges repairs themselves, billing the landlord. You pay nothing. Result arrives in 2-8 weeks.
• Rent withholding (immediate impact)Stop paying rent (keep money in separate account) when repairs affect habitability. Only works if you reported in writing and gave reasonable time. Landlord cannot evict you for this if repairs genuinely aren’t done. Risk: they may claim unpaid rent in court, so your written evidence must be strong. Use this only after council enforcement fails.
• Repair and deduct (2-4 weeks)Get three written quotes from contractors. Send landlord final demand with a deadline. After deadline passes, hire the cheapest contractor. Deduct the cost from next month’s rent. Send landlord the invoice and receipt as proof. Landlord cannot evict for non-payment if your deduction is legitimate and documented. Some councils cap this at one month’s rent.
• Small Claims Court (4-12 months, £50-£200)Sue your landlord for breach of landlord and tenant repairing obligations. Claim compensation for: repair costs you paid, temporary accommodation, health problems, and loss of enjoyment. Maximum claim: £10,000. Send a pre-action letter first. If landlord ignores it, issue your claim at court. Success rate is 70%+ if you have written evidence of your reports and ignored deadlines.
• Deposit dispute (free, upon checkout)When tenancy ends, if landlord deducts from your deposit for damage caused by problems with landlord not doing repairs, dispute it through deposit scheme adjudication. Adjudicators side with tenants when landlord is not doing repairs caused the damage. If landlord failed to protect your deposit in a prescribed scheme, claim 1-3x the deposit amount.
• Housing Ombudsman (6-9 months, free)If your landlord is registered with Housing Ombudsman, file a formal complaint. Ombudsman investigates free and can order repair completion plus compensation. Their decision is binding.

FAQs

What is a landlord obligated to repair?

Your landlord must repair the structure, exterior, water systems, heating, boilers, radiators, toilets, and safety-critical electrics. They don’t have to fix cosmetic damage, tenant damage, or wear and tear.

Can I sue my landlord for not doing repairs?

Sue in small claims court for claims under £10,000. You need written proof you reported the repair and your landlord ignored it. If you win, landlord pays damages plus your legal costs.

Can I withhold my rent if landlord not doing repairs?

Only for serious breaches (no heating, no hot water, major damp). You must have reported in writing and given reasonable time. Use only after council enforcement fails.

Landlord repair obligations are enforceable rights, with multiple remedies if they fail to uphold the property’s safety and habitability. Document everything in writing, report promptly, escalate through council, and don’t hesitate to claim compensation.

Enforce your rights!

Qredible’s network of specialist solicitors can transform your complaints into legal action. Get a free consultation with a residential tenancy expert.

KEY TAKEAWAYS:

• Your landlord must repair the structure, heating, water systems, and electrics. These are legal obligations under the Landlord and Tenant Act 1985; no negotiation allowed.
• Always report repairs in writing and keep evidence. Email, photos, and repair logs prove you reported the problem. Your documentation wins compensation claims and council enforcement actions.
• Contact your council first, then pursue court if needed. Council enforcement is free and fast. Small claims court or solicitors handle bigger claims; landlords pay your legal costs if you win.