No hot water in a rented property: tenant rights
Direct answer
Heating and hot water installations are normally landlord repair responsibilities under section 11 of the Landlord and Tenant Act 1985. Report the problem immediately, keep evidence, and escalate to the council if the landlord does not act within a reasonable time for the urgency.
A phone call is useful, but written evidence matters. Email or message the landlord or agent with the date, what is not working, who is affected, and any health or vulnerability issue.
No hot water can become urgent quickly, especially with children, disability, illness, or cold weather. The landlord should give a clear plan for inspection, temporary measures, and repair.
Do not withhold rent or arrange expensive works without advice. Emergency action may be justified in some cases, but tenants should keep the landlord informed and preserve evidence.
The first written report should be short but specific. Say whether there is no hot water, no heating, or both; whether the boiler shows an error code; whether children, older people, or disabled people are affected; and whether any temporary workaround exists.
This page targets a specific urgent repair search. It links into the wider repairs checker and council escalation pages instead of trying to cover every repair duty or every HHSRS hazard.
A landlord may offer temporary heaters, access to washing facilities, or a short-term workaround. That can reduce immediate risk, but it should not become a substitute for repairing the hot water or heating installation. Ask for both the temporary measure and the repair timetable in writing.
Legal information scope
This is legal information for private renters in England, not legal advice. Court outcomes depend on the documents, dates, evidence, and any procedural steps actually taken.
Related next steps
- Repairs checker
Check repair duty and escalation options. - Landlord won't fix boiler
Read the boiler-specific Q&A. - Council environmental health
Escalate serious repair failures.
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 England tenant rights guide before you respond.
- If this issue overlaps with landlord repair duties, check answers for tenants in England to compare the legal tests.
- For a fuller breakdown of landlord repair duties, use gas safety and eviction guide for the underlying rule set.
- If you need the route-specific rules on landlord repair duties, start with tenant repairs rights guide so you can check the dates and documents against your own case.
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. - GOV.UK: repairs in private renting
Government guidance on landlord repair responsibilities and what tenants can do when repairs are not carried out. - Shelter Legal: heating and hot water problems
Shelter Legal guidance on landlord responsibility for heating, hot water, and power problems. - Homes (Fitness for Human Habitation) Act 2018
Primary statute adding a fitness-for-human-habitation duty for rented homes in England.
Related articles
- Tenant checklist England 2026
A stage-by-stage checklist for issues before move-in, during the tenancy, and at move-out. - Damp and mould: your rights as a tenant
The repair, fitness, hazard, and evidence framework for damp and mould disputes in England. - Awaab's Law explained for private renters
How Awaab's Law interacts with existing repair and fitness duties, and why implementation timing still matters. - Council environmental health and landlord repairs
When to contact council environmental health about landlord repairs, damp, hazards, HHSRS inspections, evidence, and what the council can do. - HHSRS hazards in rented property
HHSRS hazards in rented property explained: damp and mould, excess cold, fire, electrical risks, falls, council inspections, and tenant evidence.
Common questions
- Is no hot water an emergency repair?
- It can be urgent, especially where heating is also affected or vulnerable people live in the property. Report it immediately and ask for a timescale.
- Can I buy heaters or arrange a plumber and bill the landlord?
- Get advice first unless there is immediate risk. Keep receipts and written messages if temporary measures are needed.
- Should I contact the council?
- Yes, if the landlord does not act and the lack of hot water or heating could affect health or safety.
Use the interactive checker on getrentersrights.com for the full step-by-step result.