Emergency Repairs - What Counts and What To Do
No heating, no water, gas leak? Know what counts as an emergency and your landlord's obligations.
Some problems need fixing immediately because they pose a serious risk to your health, safety, or the property itself. Your landlord should respond to genuine emergencies within 24 hours.
What Counts as an Emergency
- Total loss of heating in winter (when temperatures drop below a safe level)
- Total loss of water supply
- Gas leak or suspected gas leak (call National Gas Emergency: 0800 111 999)
- Dangerous electrical faults
- Burst pipes or serious flooding
- Total loss of electricity
- Blocked toilet (if it's the only one)
- Broken external door or window that can't be secured
What to Do in an Emergency
- For gas leaks: Call 0800 111 999 immediately, open windows, don't use electrical switches
- Contact your landlord or their emergency number immediately
- Document the problem with photos/videos and timestamps
- If there's immediate danger, call 999
If you smell gas, call the National Gas Emergency Line immediately on 0800 111 999. This is free 24/7. Don't use light switches, matches, or any electrical equipment.
If Your Landlord Won't Respond
If your landlord doesn't respond to a genuine emergency, you can arrange repairs yourself and deduct the cost from your rent - but only in specific circumstances. Get advice from Shelter before doing this.
Keep all receipts if you have to arrange emergency repairs. Take photos showing the problem and the repair.
Official Sources
Need more help?
Get free, confidential advice from housing experts.
Related Guides
Mould and Damp in Rented Property
Your rights when dealing with mould. Awaab's Law, landlord responsibilities, and how to get repairs done.
12 minIllegal Eviction - What To Do
Emergency guide if your landlord changes the locks or tries to force you out without a court order.
10 minLandlord Won't Do Repairs - Your Options
Step-by-step guide when your landlord ignores repair requests. Environmental Health, legal action, and more.
12 min