Landlord Obligations to Repair Heating in England

If your heating breaks down in your rented home in England, it's important to know your rights. Under English law, landlords have clear responsibilities when it comes to repairs and maintaining safe, habitable conditions—including providing working heating. Understanding these rules can help you resolve heating issues quickly and confidently.

Landlord Responsibilities: Heating and Repairs

By law, landlords must ensure your home is safe and in good repair. This includes keeping your heating, gas, and water systems working properly. These obligations apply to most renters, especially those with an assured shorthold tenancy (the most common type in England).

• Repairs and maintenance: Landlords are responsible for repairing and maintaining:
• Heaters and central heating systems
• Gas boilers
• Water heaters
• Pipes, radiators, and other installations for heating or hot water
• Landlords must fix these issues within a reasonable time after being notified by the tenant.
• These obligations cannot be waived by your tenancy agreement.

The main legislation covering this is Section 11 of the Landlord and Tenant Act 1985¹.

What Does 'Reasonable Time' Mean?

There is no exact definition, but urgent repairs like no heating during winter should be done as soon as possible—often within 1-3 days of reporting. Less urgent repairs may take longer.

What Should You Do If Your Heating Breaks Down?

If your heating system stops working:

• Report the problem to your landlord or letting agent in writing. Keep a copy of all correspondence.
• If you telephone, follow up with an email or letter for proof.
• Give your landlord a reasonable time to fix the issue. If you or someone in your household is elderly, ill, or has young children, let your landlord know as repairs may be more urgent.

If you still have no heating after a reasonable time, you have the right to take further action (see below).

How to Escalate the Issue: Forms, Complaints, and Next Steps

If your landlord does not act, you can:

• Contact your local council's environmental health department to report unsafe conditions.
• The council can inspect your home. If they find a serious hazard (such as no heating in winter), they may serve the landlord with an Improvement Notice (under the Housing Act 2004).

Official Form: HHSRS Complaint to Council

• Name: Housing Health and Safety Rating System (HHSRS) complaint
• When/How Used: If your property is cold due to no heating, ask your local council to assess the hazard and force the landlord to make repairs.
• Example: You email the council’s private rented housing team with your details, a description of the problem, and copies of your communications with the landlord.
• Link: How to ask the council for help with repairs

You may also consider taking your landlord to court, but this is usually the last resort after other steps and advice.

Which Tribunal Handles Disputes?

For repair disputes involving private landlords in England, the main tribunal is the First-tier Tribunal (Property Chamber – Residential Property).

If your landlord is not responding to requests for vital repairs such as heating, contact your local council for urgent help. Do not attempt major repairs yourself without legal advice, as this could affect your rights.

Key Legislation: Your Rights as a Renter

• Landlord and Tenant Act 1985 - Section 11: Outlines the duty to repair and maintain heating and hot water systems.
• Housing Act 2004: Empowers councils to act on hazardous living conditions, including insufficient heating.
• Homes (Fitness for Human Habitation) Act 2018: Requires homes to be fit and healthy to live in throughout the tenancy.

In summary, landlords must fix heating systems when notified of a failure, and councils can enforce action if they do not.

Frequently Asked Questions

1. What is my landlord legally required to fix regarding the heating?
   Landlords must repair any part of the gas, electric, or central heating system and ensure you have an adequate and safe supply of heat in your home.
2. How quickly does my landlord have to fix the heating?
   Heating should be repaired within a reasonable time, usually immediately or within a few days if it's cold, particularly in winter or if you have vulnerable people in the home.
3. Can I withhold rent if the landlord does not fix the heating?
   No, it's not advisable. Withholding rent can put you at risk of eviction. Use official complaints routes, such as contacting your council.
4. Who should I contact if the landlord ignores my requests?
   If your landlord does not respond, contact your local council's environmental health team for help with repairs.
5. Does my landlord have to provide alternative heating if the system breaks?
   They are not legally required to provide temporary heaters, but many councils expect landlords to offer a safe temporary solution until repairs are done.

Need Help? Resources for Renters

• Government guidance on repairs in private renting
• Shelter England: How to get repairs done
• First-tier Tribunal (Property Chamber – Residential Property)
• Find your local council
• For free, confidential advice, contact your local Citizens Advice Bureau at citizensadvice.org.uk

---

1. Landlord and Tenant Act 1985, s.11
2. Housing Act 2004
3. Homes (Fitness for Human Habitation) Act 2018

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation