Making repairs and handling maintenance — Landlord obligations

Landlords in England have clear statutory duties to repair and maintain their properties throughout every tenancy. This guide explains exactly what you are responsible for, the timescales expected, and how to document your actions. Reviewed March 2026.

What the rule is

Section 11 of the Landlord and Tenant Act 1985 (LTA 1985) implies a repairing obligation into every residential tenancy under seven years. It is a minimum standard that cannot be contracted out of, no matter what your tenancy agreement says.

Section 11 requires you to keep in repair:

• The structure and exterior of the dwelling (roof, walls, windows, external doors, drains, gutters, external pipes)
• Installations for the supply of water, gas and electricity
• Installations for space heating and heating water
• Sanitary appliances (basins, sinks, baths, toilets) where they are part of the structure

The Homes (Fitness for Human Habitation) Act 2018 adds a further obligation: the property must be fit for human habitation at the start of and throughout the tenancy. This overlaps with the Housing Health and Safety Rating System (HHSRS) and allows tenants to sue directly in the county court if conditions are hazardous.

When it applies

Section 11 applies from the first day of every new tenancy and remains in force for the entire duration. There is no threshold of severity — a broken window latch and a collapsed ceiling are both within scope, though the urgency of your response should reflect the risk to health and safety.

The obligation is triggered once the landlord has notice of the defect, either from a tenant report or from your own inspection findings.

What landlords must do

• Acknowledge repair requests promptly. Acknowledge within 24 hours of receiving a report so the tenant knows you have received it.
• Inspect and diagnose. Arrange access within a reasonable time. For urgent issues (no heating in winter, water leaks, gas smell) this means within 24 hours.
• Carry out the repair within a reasonable period. Emergency repairs: same day or next day. Urgent repairs affecting heating, hot water or sanitation: within 14 days. Non-urgent repairs: within 28 days is a widely used benchmark.
• Give notice before entry. Except in a genuine emergency, you must give at least 24 hours’ written notice before entering (s.11(6) LTA 1985).
• Use a competent contractor. Gas work must be done by a Gas Safe registered engineer. Electrical work on a fixed installation must comply with BS 7671 and may require a notification to building control.

What evidence to keep

• A log of every repair report (date received, method, description of issue)
• Copies of all tenant messages, emails, or written requests
• Inspection notes or photographs taken before work starts
• Contractor quotes, invoices and completion dates
• Photographs taken after the repair is completed
• Any certificates issued (e.g. Gas Safe work notification, electrical minor works certificate)

TenancyVault lets you attach documents and photos to each obligation record so everything is in one place if a dispute ever arises.

Common mistakes

Ignoring informal reports. If a tenant mentions a repair verbally or via WhatsApp, you have notice. Failing to act is still a breach even without a formal written request.

Delaying minor repairs until check-out. Small defects can become HHSRS Category 1 hazards over time. Addressing issues promptly limits your liability.

Not giving written notice before entry. Entering without 24 hours’ notice is a breach of the tenant’s quiet enjoyment and could expose you to a harassment claim.

Using unqualified contractors. Only Gas Safe registered engineers may work on gas appliances. Electrical installation work not done to BS 7671 standard can invalidate your insurance and expose you to prosecution.

Failing to follow up after the repair. If a contractor visits but cannot fix the issue, you remain responsible. Always confirm completion and keep the invoice.

FAQ

Q: Is the landlord responsible for repairs caused by the tenant? A: No. If damage results from the tenant’s own negligence or misuse, the repair cost falls to the tenant. Your obligation covers fair wear and tear and structural defects. Keep a check-in inventory so you can prove the condition at the start of the tenancy.

Q: Can I reduce my repairing obligations in the tenancy agreement? A: Not for the items covered by s.11 LTA 1985. Any clause attempting to limit these statutory obligations is unenforceable. You can agree to transfer responsibility for minor internal repairs (such as replacing light bulbs) but the structural and installation obligations remain yours.

Q: What if the tenant refuses access for repairs? A: Give written notice of the appointment. If the tenant repeatedly refuses access, document every attempt. You may ultimately need a court order for access. You will not be in breach of s.11 if you have made reasonable attempts to carry out the repair and the tenant has prevented you.

Q: Can a tenant withhold rent because of disrepair? A: Tenants do not have an automatic right to withhold rent, but they can apply to the county court for a rent reduction (known as a set-off) where there has been substantial disrepair. Their stronger route is the Homes (Fitness for Human Habitation) Act 2018. Keeping on top of repairs prevents this situation arising.

Q: How long does the council give me to fix hazards found on inspection? A: If the council serves an improvement notice under the Housing Act 2004, the notice will specify the remedy and a compliance period — typically 28 days for the improvement to begin, with a longer period to complete. Failure to comply can lead to a civil penalty of up to £30,000.