What repairs is my landlord responsible for?

Under Section 11 of the Landlord and Tenant Act 1985, your landlord must keep in repair the structure and exterior of the property, and the installations for water, gas, electricity, sanitation, and heating. The Homes (Fitness for Human Habitation) Act 2018 adds a separate duty requiring the property to be fit to live in throughout the tenancy.

How long does a landlord have to fix a repair?

There is no fixed legal deadline, but repairs should be done within a reasonable time. Urgent issues like no heating in winter should be addressed within days. Non-urgent repairs are generally expected within weeks, not months. If the home is unsafe or unfit, you may also have a direct court claim under the Homes Act 2018 rather than waiting only on the landlord's repair timeline.

Can I withhold rent if repairs are not done?

Withholding rent is risky and can lead to eviction proceedings. Instead, you should report the issue in writing, contact your local council environmental health team if the landlord does not act, or seek advice from Shelter (0808 800 4444) or Citizens Advice.

What if the issue is damp or mould?

Damp and mould caused by structural problems are usually the landlord's responsibility. Condensation caused by normal living may not be. This checker now screens both for ordinary repair delay and for whether the home may be unfit under the Homes (Fitness for Human Habitation) Act 2018.

Is this legal advice?

No. This tool provides general legal information based on UK housing legislation. It is not a substitute for professional advice. If your landlord is ignoring a serious repair issue, contact Shelter (0808 800 4444) or Citizens Advice for support.

Find out what you can do if your landlord is not fixing the problem.

Published and maintained by the Get Renters Rights teamRules last reviewed 30 July 2026How we build these checkers

Review whether a repair problem has been reported, whether the delay matters, and whether health risk or council escalation may be relevant.

Every checker is free at the core. See what the Full Legal Report adds (from £9).

Scope of this checker

Covers landlord repair response, delay, damp or mould, health impact, and council escalation indicators in England. It does not replace a surveyor or environmental health inspection.

Repairs guides

Landlord repair obligations
The core repairing duty, what it covers, and what the landlord must do once put on notice.
Section 11 repair duties
Section 11 of the Landlord and Tenant Act 1985: structure, exterior, and installations.
How long to fix heating
Reasonable repair timescales for heating failures and when delay becomes a breach.
No hot water in a rented property
Your rights when hot water or heating is not working and the landlord will not act.
HHSRS hazards
How councils rate housing hazards and what a Category 1 hazard triggers.
Council environmental health
Escalating unresolved repairs to environmental health and what enforcement can follow.
Damp and mould rights
Where a repair problem is damp or mould, including Awaab's Law duties.
Rent repayment order guide
When repair and licensing failures can support a rent repayment order.
Tenant rights in England
Overview of your legal rights as a private renter, covering repairs, deposits, rent, and eviction.
Checker hub
All free tenant rights checkers for England.

Sources used for this guide

These are primary legislation and public guidance sources that support the legal-information framework used on this page.

Landlord and Tenant Act 1985
Primary statute for core landlord repair duties, including structure, exterior, installations, heating, water, gas, and sanitation.
Homes (Fitness for Human Habitation) Act 2018
Primary statute adding a fitness-for-human-habitation duty for rented homes in England.
GOV.UK: repairs in private renting
Government guidance on landlord repair responsibilities and what tenants can do when repairs are not carried out.
Shelter England: repairs
Independent housing charity guidance on repair duties, evidence, and escalation when a landlord does not act.

Common questions

What repairs is my landlord responsible for?: Under Section 11 of the Landlord and Tenant Act 1985, your landlord must keep in repair the structure and exterior of the property, and the installations for water, gas, electricity, sanitation, and heating. The Homes (Fitness for Human Habitation) Act 2018 adds a separate duty requiring the property to be fit to live in throughout the tenancy.
How long does a landlord have to fix a repair?: There is no fixed legal deadline, but repairs should be done within a reasonable time. Urgent issues like no heating in winter should be addressed within days. Non-urgent repairs are generally expected within weeks, not months. If the home is unsafe or unfit, you may also have a direct court claim under the Homes Act 2018 rather than waiting only on the landlord's repair timeline.
Can I withhold rent if repairs are not done?: Withholding rent is risky and can lead to eviction proceedings. Instead, you should report the issue in writing, contact your local council environmental health team if the landlord does not act, or seek advice from Shelter (0808 800 4444) or Citizens Advice.
What if the issue is damp or mould?: Damp and mould caused by structural problems are usually the landlord's responsibility. Condensation caused by normal living may not be. This checker now screens both for ordinary repair delay and for whether the home may be unfit under the Homes (Fitness for Human Habitation) Act 2018.
Is this legal advice?: No. This tool provides general legal information based on UK housing legislation. It is not a substitute for professional advice. If your landlord is ignoring a serious repair issue, contact Shelter (0808 800 4444) or Citizens Advice for support.

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