What the Law Says
Under Section 11 of the Landlord and Tenant Act 1985, your landlord must keep the following in repair and proper working order:
Structure & exterior
Walls, roof, foundations, external doors, windows, drains, gutters, external pipes
Water & sanitation
Basins, sinks, baths, toilets and their pipework
Heating & hot water
Central heating, boilers, water heaters, gas fires
Electrical & gas
Wiring, sockets, gas pipes and appliances provided by the landlord
This applies regardless of what your tenancy agreement says. Landlords cannot contract out of these responsibilities. The obligation to repair is triggered once you report the problem - so always report issues in writing.
Your Rights
Repairs carried out promptly
Landlords must act "within a reasonable time" - urgent issues like no heating in winter should be fixed within 24 hours, other repairs typically within 14-28 days.
Safe and decent home
Your home must be free from serious hazards. The Decent Homes Standard now applies to private rentals.
Compensation for disrepair
If repairs aren't done, you may be entitled to rent reduction, compensation for inconvenience, and costs for damaged belongings.
No retaliatory eviction
Landlords cannot evict you for reporting repair issues. Section 21 notices served after a council improvement notice may be invalid.
How to Report Repairs
Report in writing
Always report repairs in writing - email is best. Keep copies of everything. Be specific about the problem and when it started.
Take photos and video
Document the problem with dated photos and videos. This is crucial evidence if you need to take action later.
Set a reasonable deadline
Give the landlord a deadline - 14 days for most repairs, 24-48 hours for emergencies like no heating, gas leaks, or flooding.
Follow up in writing
If the deadline passes, send a follow-up letter stating you will contact the council or take further action if repairs aren't done.
If Repairs Aren't Done
If your landlord fails to carry out repairs after you've reported them, you have several options:
Contact your local council
The council's Environmental Health team can inspect your property and serve an Improvement Notice on your landlord. They can also issue fines. Once an improvement notice is served, your landlord cannot use Section 21 to evict you for 6 months.
Use the new PRS Ombudsman
From 2026, you can complain to the new Private Rented Sector Landlord Ombudsman. All landlords must be members. The ombudsman can order repairs and compensation.
Take court action
You can apply to the county court for an order requiring repairs to be done and for compensation. Claims can be made up to 6 years after the breach. Consider getting legal advice first - you may be able to use "no win, no fee" solicitors.
Emergency Repairs
Some repairs are emergencies and must be dealt with immediately:
- Gas leak or suspected carbon monoxide - call the Gas Emergency line: 0800 111 999
- No heating in cold weather (October-March)
- Total loss of electricity or water
- Flooding or burst pipes
- Dangerous electrical faults
- Broken locks or security issues
Official Sources
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