Landlord Maintenance Duties: Guide for England Renters

If you're renting a home in England, it's important to understand your landlord's maintenance obligations. Knowing what repairs your landlord is responsible for, how to request fixes, and the official routes to resolve issues can help protect your rights and ensure your home stays safe and habitable.

What Are Landlords Legally Required to Repair?

Landlords in England must keep the property you rent in a safe and good condition by law. The main legislation covering these responsibilities is the Landlord and Tenant Act 1985^[1]. No matter what your tenancy agreement says, landlords are required to:

• Keep the structure and exterior of your home in good repair (such as the roof, windows, doors, and gutters)
• Maintain installations for the supply of water, gas, electricity, sanitation, heating, and hot water
• Ensure fire safety measures are in place, including smoke alarms and carbon monoxide detectors
• Meet health and safety standards set by law

Government guidance on repairs gives further details about these basics.

What Are Renters Responsible For?

As a tenant, you're generally expected to:

• Use your home in a reasonable way
• Carry out minor maintenance, like changing lightbulbs or smoke alarm batteries
• Report any problems or damage promptly

However, you are not responsible for major repairs or any deterioration due to normal use.

How to Request Repairs

If something in your home needs repairing, you should notify your landlord in writing (by email or letter). Clearly describe the problem and how it’s affecting you. Keep a copy of all your correspondence.

Action Steps for Reporting Repairs

• Step 1: Tell your landlord (or letting agent) about the issue, ideally in writing.
• Step 2: Allow a reasonable time for the repair—this varies by problem, but urgent issues (such as no water or heating) should be fixed faster.
• Step 3: If your landlord doesn’t respond or refuses to do the repair, you may contact your local council’s Environmental Health department.

If Repairs Aren’t Done: Getting Help from Your Local Council

If your landlord ignores your request or the repair isn’t done to a safe standard, contact your local council. Environmental Health Officers can inspect your home and, if necessary, require the landlord to make vital repairs under the Housing Act 2004^[2].

Official Forms and How They’re Used

• Form: Housing Health and Safety Rating System (HHSRS) Assessment Request
  When to use: If your landlord is not addressing safety hazards and you’ve already asked for repairs, you can request an inspection from your council.
  How to use: Contact your local council’s housing department (find contacts via Find your local council). There is no specific national form; each council may provide its own request process online or in person.
• Form: Section 11 Notice (Landlord and Tenant Act 1985)
  When to use: Referenced as your legal right to request repairs; not a standard form, but a formal written notice to your landlord often quoting Section 11 of the Act.
  How to use: Write to your landlord describing the problem and stating you are exercising your rights under Section 11 of the Landlord and Tenant Act 1985 for urgent repairs. Template letter (DOCX) provided by GOV.UK.
• Form: Application to the First-tier Tribunal (Property Chamber) – Residential Property
  When to use: If repairs still aren't done after council action or if you have a dispute about the landlord’s obligations, you can apply to the tribunal.
  How to use: Use the First-tier Tribunal (Property Chamber) – Residential Property section and submit a Form RP1.

Tip: Always gather evidence, such as photos and correspondence, before escalating your case.

Relevant Tribunal for Renters

The First-tier Tribunal (Property Chamber) – Residential Property resolves many tenancy disputes relating to repairs and housing conditions in England.

FAQ: England Renters' Questions on Maintenance and Repairs

1. What if my landlord refuses to carry out necessary repairs?
   If your landlord does not respond to your repair request, contact your local council’s Environmental Health team. They can inspect your home and, if necessary, order your landlord to make repairs.
2. Can I stop paying rent if repairs aren’t done?
   No, you should not withhold rent. Doing so could risk eviction. Always follow the proper complaint process and, if needed, seek advice from your local council or Citizens Advice before taking any action.
3. How long should I wait for repairs to be completed?
   This depends on the urgency. Urgent repairs (such as no heating in winter) should usually be dealt with within 1–2 days, while less urgent repairs might take a few weeks. If unsafe, contact your council immediately.
4. Does my landlord need to give notice before coming to do repairs?
   Yes, landlords must give at least 24 hours’ written notice before entering your home unless it’s an emergency.
5. Is mould in my property my responsibility or my landlord’s?
   If the mould is caused by structural issues or a problem with the property (such as leaks), your landlord must fix it. If it’s due to your lifestyle (like not ventilating rooms), you may be responsible.

Need Help? Resources for Renters

• Repairs in private rented housing (GOV.UK) – Guidance for tenants
• Repairs for council tenants (GOV.UK)
• Find your local council for environmental health support
• First-tier Tribunal (Property Chamber) – Residential Property
• Citizens Advice – Repairs in rented housing

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1. Landlord and Tenant Act 1985
2. Housing Act 2004

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