Landlord Repair Obligations Under the Landlord and Tenant Act 1985
Imagine walking into your house and finding leaks in the ceiling, damp, and your boiler breaking down in the mid winter. These are not just small troubles, but rather, they are daily stressors that affect health and peace of mind. And the important part is what Property Management Company is going to cover, which is that many people don’t know whose responsibility it is to fix these problems.
Knowing the Landlord Repair Obligations specifically on a legal basis, as under Section 11 of the 1985 Act, helps to make your homes safe and repair the damages.
Landlord Repair Obligations
Landlord Repair Obligations are mandatory to meet the safety standards of the Housing Health Safety Rating System (HHSRS). The duties of landlords and tenants regarding repairs in the rental property depend on the nature of the damage and the overall state of the property. Landlords must meet legal requirements to ensure the safety of homes under the updated Renters’ Rights Act 2026 and Awaab’s Law 2026(Social Housing).
A Quick Landlord Repair Obligations Checklist
The landlord is responsible for essential repairs of your property to keep it safe and sound. The major repair obligations include maintaining:
- Structure of the property (External and Internal)
- The electrical system wiring
- Gas Appliances and Pipework, including boilers
- Heating and hot water systems
- Damp and Mould
- Sanitation (basins, baths and toilets)
- Ventilation and Chimney System
- Drainage Systems and Plumbing (guttering and pipes)
- Stair, Railings and Handrails
- Doors and Windows
- Roofs and Ceilings
- Fridge or Washing machine (if mentioned in the agreement)
- And other facilities mentioned in the rental agreement.
Your landlord must keep checks on the gas and fire safety, electrical safety, fire and smoke alarms installations, pest control and other required safety procedures according to the HHSRS. This landlord responsibility checklist gives a quick overview of the duties of the landlord, but the UK law divides them into three ways:
- Statutory Repair Obligations
- Common Law Implications of Landlord Repair Obligations
- Contractual Repair Obligations
Statutory Landlord Repair Obligations
In England and Wales, the Landlord and Tenant 1985 Act requires landlords to keep the rental property in a good state of repair. This section is the mandatory clause of every tenancy agreement, which cannot be omitted.
Landlord Repair Obligations under Section 11
The landlords need to keep three major things in good repair under Section 11.
- Landlord required to keep in good repair the Structure and Exterior of the property, which includes walls, ceilings, drainage pipes, gutters, and the outside part of the building.
- The landlord must keep the installations in the dwelling house in a well-maintained condition for the supply of water, gas, electricity(wiring) and sanitation (basins, sinks, baths and sanitary conveniences). The installation does not include other fixtures and fittings in the bathroom and fridges, etc.
- They must keep repairing and keep the heating and hot water, which includes boilers, maintained in the dwelling house.
What Landlord Repair Obligations are Excluded in Section 11?
Landlord repair responsibilities under section 11 cover the structural and essential elements of the property, but are not obligated to fix problems caused by tenant-damaged property.
According to the Landlord and Tenant Act 1985, landlord repair obligations do not require the landlord to rebuild or repair the property if fire, storms, flood, or other unavoidable accidents destroy it.
Furthermore, they are not responsible for the items that tenants are entitled to remove from the property. However, the replacement of the lightbulbs is generally the tenant’s responsibility.
What are the Common Law Implications?
Generally, the Common Law is derived from judicial decisions, not statutes. Certain obligations for tenants as well as the landlord are implied in the tenancy agreement according to the common law. The main terms are:
Fit For Human Habituation
The residential property must be in a maintained state of repair. The rentals must be suitable for human habitation with no serious damp and mould. The Homes Act (Fitness for Human Habitation) 2018 reinforces landlord repair obligations.
Tenant-Like Manner
The term “Tenant-Like Manner” comes from Warren vs Keen (UK case 1954), that must take proper care of the property. Tenants will be responsible for changing light bulbs, unblocking sinks, and cleaning chimneys/windows.
Permit Waste
The tenants are not allowed to waste, they must ensure that the property is not damaged by their negligence. For example, if the leaked water pipes in the bathroom are not reported to the landlord. This will directly cause damp and damage to the ceiling below, and then this will be considered as the tenant’s waste permission.
Fair Wear and Tear
The property must be returned to the landlord in the original state, which may allow normal deterioration. Large families may cause more wear and tear, which the landlord must account for.
What is included in the Contractual Obligations
Besides the common law and Section 11, a tenancy agreement can include additional repair responsibilities if both the tenant and the landlord agree to it. This helps to avoid disputes and prevent misunderstandings.
The landlord cannot add a clause in the agreement that makes tenants responsible for the repairs mentioned in Section 11. The statutory obligations cannot be replaced in the tenancy agreement.
Timescales for Repair in the Property
Your landlords must start repairs in a reasonable time after they are reported. The timescales depend on the urgency of the problem, the vulnerability of the people living there and the extent of the repairs landlords have to do.
Repairs should be carried out on an urgent basis if the people living there have disabilities or are vulnerable to the effects of the problems. They include water leaks, sewage backups or loss of heat and water.
| Issue Type | Action Required | Timeframe |
| Emergency (unsafe property) | Start repairs | 24 hours |
| Serious health risk (damp or mould) | Start repairs | 24 hours |
| Damp or mould investigation | Begin investigation | 10 days |
| General repairs | Start work | Reasonable time |
- Season-linked repairs should be carried out in the respective season, such as broken boilers or insulation systems.
- Moreover, damage that risks your home’s safety (broken locks) or could cause further harm (water leaks, electrical faults) should be treated as an emergency.
- If the property becomes unsafe to live in, then landlords are obligated to take action within 24 hours.
- In case of damp and mould, they also had to start the investigations within 10 days of the problem being reported. And if the mould causes serious health concerns, the action must be taken within 24 hours according to the Awaab’s Law new regulations.
Note: When the landlord delays and has not started to repair within a reasonable time limit, the tenants can complain to their local councils.
What are the Tenants’ Rights When Asking for Repairs From Landlords?
When landlords fail to maintain safe, functional properties, tenants have significant rights.
Report the Repair Requests
The tenants must submit their repair requests in writing, clearly describing the problem and its impact on their health and safety. Using certified mail or a method that provides proof of delivery is recommended to avoid disputes. Landlords are legally required to respond quickly, especially for urgent issues that threaten safety or make the home unlivable.
Deduction from Rent
The repair and deduct method allows tenants to pay for repairs themselves and deduct them from rent, but it has strict rules. And you should use it carefully to avoid arrears and penalties. Another option is filing a lawsuit in justice court, which is an option if landlords ignore repair responsibilities; courts can order repairs or reduce rent.
Lease Termination
Tenants may have the right to end their lease if landlords refuse to maintain the property after proper notice. You can leave the property if it has become unsuitable for living or the landlord breaches their repair duties repeatedly. Furthermore, if the disrepairs affects health or safety, they may end their tenancy.
Final Thoughts
Landlord repair obligations place a clear duty on landlords to keep rental properties safe, habitable, and structurally sound. The repairs cover essential elements such as heating, plumbing, electrics and protection from damp and mould promptly. Recent 2025 developments, including Awaab’s Law and Renters’ Rights Law, have strengthened the protection rights of tenants within strict time limits and accountability.
For tenants, it is important to report these repairs immediately and take further action if landlords fail to comply. For landlords, meeting repair obligations is not only a legal requirement but also a key role in protecting the lives of tenants. The landlord must take action on an urgent basis and maintain the property in efficient condition.
