Tenant guide
Landlord Repair Responsibilities UK 2026: What Must Be Fixed & When
Reviewed by a qualified UK housing solicitor • Updated: May 2026
Sources: GOV.UK, Shelter England, NRLA, Citizens Advice
Reading time: ~11 min
Awaab's Law is being extended to private rentals — strict response times for damp and mould.
Landlords in England are legally responsible for the structure, exterior, heating, hot water, gas, electrics and plumbing of a rented property. The Homes (Fitness for Human Habitation) Act 2018 gives tenants a direct right to sue if these duties are breached.
What Landlords Are Legally Required to Fix
Under Section 11 of the Landlord and Tenant Act 1985, landlords must keep in repair the structure and exterior, the installations for water, gas, electricity and sanitation, and the installations for space heating and water heating.
Awaab's Law — Coming to Private Rentals
Named after two-year-old Awaab Ishak, who died in 2020 from prolonged exposure to mould, Awaab's Law already applies to social housing. A 2026 consultation is extending strict response times for damp and mould to the private rented sector.
Response Time Expectations
These reflect Shelter and council guidance — and the directions Awaab's Law is heading.
| Category | Examples | Expected response |
|---|---|---|
| Emergency | No heating in winter, gas leak, burst pipe | 24 hours |
| Urgent | Hot water failure, partial roof leak, blocked drain | 3–5 days |
| Non-urgent | Faulty appliance, cosmetic damage | Up to 28 days |
What Tenants Are Responsible For
Tenants must use the property in a 'tenant-like manner' — replacing lightbulbs, keeping it ventilated, doing minor garden upkeep where specified, and reporting issues promptly.
How to Report a Landlord Who Won't Make Repairs
Always start in writing — email gives you a timestamp.
- Report the issue in writing to the landlord or agent, with photos.
- Keep a log of every contact and the landlord's response time.
- If unresolved after a reasonable period, contact your council's Environmental Health team.
- Environmental Health can serve an Improvement Notice under the HHSRS regime.
- If serious failures continue, apply for a Rent Repayment Order at the First-tier Tribunal.
Using Rent Repayment Orders
If a property is unfit, unlicensed or the landlord has committed certain offences, tenants can apply to the First-tier Tribunal for up to 12 months' rent back. No solicitor is required.
Damp and Mould — Landlord's Duty
Damp and mould are not a 'lifestyle' issue. The landlord must investigate the cause (ventilation, leaks, condensation) and remediate. Failure can trigger fines, Improvement Notices and disrepair claims.
Frequently asked questions
What if my boiler breaks in winter and landlord won't fix it?+
Report in writing, escalate to the council Environmental Health team within 48 hours, and seek interim heating advice from Shelter. The council can compel the landlord to act under the HHSRS.
Can I withhold rent if repairs aren't done?+
Withholding rent is risky and can lead to arrears-based eviction. A safer route is to do urgent repairs yourself (small jobs only) and deduct the cost — after written notice — or pursue a disrepair claim.
What is the Homes (Fitness for Human Habitation) Act?+
A 2018 law allowing tenants to sue landlords directly if the property is unfit at the start of, or becomes unfit during, the tenancy. Remedies include repairs orders and compensation.
How do I report a landlord to the council?+
Contact your local council's housing or environmental health team online. They have powers to inspect the property and serve enforcement notices.
What is a rent repayment order?+
A First-tier Tribunal order requiring a landlord to pay back up to 12 months' rent if certain offences have been committed, including failing to comply with an Improvement Notice.