Landlord repairs in England: your rights and how to enforce them
Direct answer
Your landlord has a non-excludable statutory duty to keep the structure, exterior, and key installations of your home in working order. This guide explains what is covered, what reasonable time means, and the escalation routes when the landlord refuses to act.
Section 11 of the Landlord and Tenant Act 1985 imposes an implied repairing covenant covering structure and exterior, water, gas, electricity, sanitation, space heating, and water heating.
Section 9A of the same Act, inserted by the Homes (Fitness for Human Habitation) Act 2018, requires the property to be fit for human habitation throughout the tenancy. Awaab's Law adds a 14-day investigation deadline for damp and mould.
This is legal information, not legal advice. If your situation is urgent, call Shelter on 0808 800 4444 or contact your local Citizens Advice.
Free checkers
- Repairs refusal checker
Run the free interactive repairs checker for an analysis of your specific situation. - Damp & mould checker
Check whether damp or mould engages the landlord's repair duty. - Damp and mould rights guide
Repair duties, fitness arguments, and council/court routes. - Awaab's Law explained
What Awaab's Law means for private renters from 1 May 2026.
Related guidance inside this topic
- If your next step turns on landlord repair duties, read repairs checker.
- For the dates, forms, and evidence behind landlord repair duties, see tenant rights guide before you respond.
- If this issue overlaps with landlord repair duties, check damp and mould checker to compare the legal tests.
- For a fuller breakdown of landlord repair duties, use damp and mould article for the underlying rule set.
- If you need the route-specific rules on landlord repair duties, start with private renter Awaab's Law guide so you can check the dates and documents against your own case.
Related articles
- Renter questions answered
Plain-English answers to the most-asked questions from private renters in England — eviction, deposits, rent increases, repairs, illegal eviction, and pets. - No gas safety certificate? Your eviction rights
How gas safety defects can affect a legacy Section 21 notice and what evidence matters. - Tenant checklist England 2026
A stage-by-stage checklist for issues before move-in, during the tenancy, and at move-out. - Renters' Rights Act 2026: complete guide
The main reform guide covering Section 21 abolition, Section 8, rent increases, pets, and private rented sector enforcement changes. - Section 21 validity outcome guides
Primary Section 21 validity hub: all 72 outcome guides from the checker, grouped by deposit protection, prescribed documents, notice timing, licensing, and retaliatory eviction.
Common questions
- What repairs is my landlord legally required to make?
- Section 11 LTA 1985 covers the structure and exterior of the property, the installations for water, gas, electricity, sanitation, space heating, and water heating. The Homes (Fitness for Human Habitation) Act 2018 adds an overarching fitness duty.
- How long does the landlord have to fix a repair?
- Reasonable time depends on urgency: hours for gas leaks, same day for complete heating loss in winter, days for hot water issues, weeks for non-urgent repairs. Awaab's Law sets a 14-day investigation deadline for damp and mould.
- Can I withhold rent until repairs are done?
- Withholding rent without setting it off against a damages claim is risky and can lead to arrears claims. The safer route is to keep paying rent and pursue damages or a counterclaim through the court. Get legal advice before withholding.
Use the interactive checker on getrentersrights.com for the full step-by-step result.