If you rent in the UK, you shouldn’t have to put up with leaks, damp, unsafe electrics, broken heating, or a front door that doesn’t lock properly. Repairs aren’t a “nice-to-have” — they’re a legal responsibility in most cases.

This guide breaks down what your landlord must fix, how quickly they should act, what changes depending on whether you rent privately or from a council/housing association, and what you can do when you’re being ignored.

What your landlord is legally responsible for (the basics)

Most landlords in the UK have repairing duties under a mix of laws and standards. The key point is this:

Your landlord is usually responsible for keeping the property safe, weatherproof, and working properly — especially anything structural and anything that supplies heat, water, gas, and electricity.

Two of the biggest legal pillars are:

• Section 11 of the Landlord and Tenant Act 1985 (this is the “repairs” classic)

• Fitness for human habitation rules (updated/strengthened via the Homes (Fitness for Human Habitation) Act 2018)

In plain English: your home should be safe to live in, and your landlord can’t just shrug when it isn’t.

What your landlord must fix (and what counts as “repairs”)

1) Structure and exterior (the “keep the rain out” stuff)

This normally includes:

• Roof problems (missing tiles, leaks, rotten timbers)

• External walls (cracks letting water in, blown render causing damp)

• Gutters and downpipes

• Brickwork, pointing, external drains

• Windows and external doors (especially if they’re rotten, broken, or letting in water)

• Structural issues (subsidence-type cracking, unsafe ceilings)

If it’s part of the building’s structure or exterior and it’s failing, it’s usually on the landlord.

2) Installations for water, gas, electricity, and sanitation

Your landlord is normally responsible for keeping in repair and proper working order things like:

• Electrical wiring, sockets, fuse boards

• Gas pipework and fixed gas installations

• Water pipes, tanks, plumbing

• Baths, sinks, toilets (and the pipework/drainage connected to them)

• Boiler and fixed heating controls

If it’s a fixed installation that delivers a basic service to the property, it’s usually not “your problem”.

3) Heating and hot water

No one should be left without heating in winter because a landlord is dragging their feet.

Boilers, radiators, immersion heaters, and fixed heating systems generally fall under landlord obligations — especially where there’s no other way to heat the home properly.

4) Damp and mould (and the cause behind it)

This is where it gets messy, because landlords sometimes try to blame “lifestyle” (ventilation, drying clothes indoors, etc.).

Here’s the practical truth:

• If damp/mould is caused or worsened by building defects (leaks, broken gutters, missing ventilation, faulty windows, rising/penetrating damp), the landlord usually needs to fix the underlying cause.

• Even where day-to-day habits play a role, a home still has to be fit to live in, and serious damp/mould can make it unfit.

And this isn’t rare. Government figures show around 1.3m households were living in damp homes in England in 2023–2024.

5) Common parts (if you live in a block)

If you live in a flat, your landlord/freeholder (or social landlord) is usually responsible for shared areas like:

• Stairwells, landings, communal lighting

• Entry doors/door entry systems

• Shared drains and pipework

• Roof/structure that affects multiple flats

Importantly, shared areas often need maintaining even if you didn’t report the issue first.

6) Hazards that make the home unsafe

Beyond classic “repairs”, the law expects rented homes to be safe and fit for habitation — meaning serious hazards (like dangerous electrics, severe damp/mould, unsafe heating, sanitation failures) should be addressed.

What your landlord usually doesn’t have to fix

Landlords aren’t responsible for everything — and knowing the boundary helps you push back properly when they try to wriggle out of the things they are responsible for.

Your landlord will often say “that’s down to you” for:

• Damage you (or someone in your home) caused

• DIY decoration issues (minor paint, small nail holes, etc.)

• Your own belongings and furniture

• Non-fixed appliances you brought in yourself

Also, if an appliance was not supplied as part of the tenancy, it’s generally not the landlord’s job to repair it. (If it was supplied, it may still be their responsibility depending on your agreement and the situation.)

When does your landlord have to act?

The key trigger: your landlord usually needs to know

In many cases, your landlord isn’t expected to fix something until they’ve been told about it (unless it’s in a shared area they should already be inspecting). So if you haven’t reported it (or you only mentioned it casually on the phone and there’s no record), that’s often where landlords hide.

Best practice: report in writing (email is fine), keep photos/videos, and keep a timeline.

“Reasonable time” (private landlords)

For private renters, the law often comes down to a “reasonable time” standard — and what’s reasonable depends on urgency. Shelter puts it plainly: there isn’t a fixed number of days in law for every repair; it depends on severity and vulnerability (kids, health conditions, disability, etc.).

As a rough, real-world guide:

• Emergency (dangerous electrics, major leak, no security on doors/windows): should be dealt with immediately or very quickly

• Urgent (no heating/hot water in cold weather, serious damp affecting health): should be addressed fast

• Non-urgent (minor defects): can take longer, but shouldn’t be ignored

Clear timeframes for social landlords in England

If you rent from a council or housing association in England, there are now clearer timeframes for serious hazards under Law guidance.

Examples from official guidance include:

• Emergency repairs/hazards: must be made safe within 24 hours

• Significant damp and mould hazards: investigated within 10 working days, then made safe within 5 working days after the investigation finishes

• If your home can’t be made safe in time, you should be offered somewhere suitable to stay

That’s a big deal, because it turns “we’ll get to it” into something you can actually hold them to.

What counts as an “emergency” repair?

An emergency is anything that creates an immediate safety risk or makes the home insecure or unliveable, for example:

• Exposed live wiring / dangerous electrical faults

• Major leaks causing flooding or structural danger

• No heating/hot water in freezing conditions (especially with young children or health conditions)

• Front door not locking / broken window leaving the home insecure

• Severe damp/mould where it’s clearly impacting health

Social landlords in England have specific expectations under Awaab’s Law guidance for hazards like these.

Your responsibilities as a tenant (yes, you’ve got some)

Landlords love acting like everything is your fault. But there are a few things you should do — because it stops them using technicalities.

You should:

• Report repairs promptly (and in writing if possible)

• Allow access for inspections/repairs (with reasonable notice, except emergencies)

• Take normal care of the home (basic ventilation, not causing damage, etc.)

If you refuse access repeatedly, a landlord can argue they couldn’t do the repair even if they wanted to.

What to do if your landlord is ignoring repairs

Here’s a simple, practical escalation path you can follow.

Step 1: Report it properly (and create a paper trail)

Send an email or message that includes:

• What the issue is (be specific)

• When it started

• How it’s affecting you (health, safety, damage to belongings)

• Photos/videos

• A clear ask: “Please confirm when this will be inspected and repaired.”

Step 2: Follow up with deadlines (especially for urgent issues)

If you’ve heard nothing, follow up and say something like:

• “This is urgent due to safety/health reasons. Please confirm an inspection date within 48 hours.”

You’re not being difficult. You’re being clear.

Step 3: Keep evidence (this matters more than people realise)

Keep:

• Photos/videos over time (show spread of damp/mould, leaks, damage)

• Copies of messages/emails

• Notes of phone calls (date, time, who you spoke to)

• Medical evidence if it’s affecting your health (GP notes, prescriptions)

Government data shows damp is linked with health issues in a meaningful number of households — so documenting impact is not “dramatic”, it’s sensible.

Step 4: Use the complaints process (especially with social landlords)

If you’re with a council/housing association, use their complaints route and escalate when they miss deadlines. The Housing Ombudsman has repeatedly highlighted repairs as a major driver of complaints and poor outcomes.

Step 5: Get help to enforce repairs (and compensation where appropriate)

If you’ve reported issues and they still aren’t sorting them, you may be able to take action — including seeking compensation in some situations, depending on the facts.

The Housing Ombudsman has reported a 474% increase in complaints about substandard living conditions between 2019–2020 and 2024–2025, and £3.4m compensation ordered for poor living conditions in 2024–2025.

That tells you something important: you’re not alone, and poor repairs are being taken seriously.

Private landlord vs council/housing association: what changes?

If you rent privately

You still have strong rights around fitness for habitation and basic repairing obligations. The “how quickly” question often comes down to reasonableness, urgency, and evidence of impact.

If you rent from a council or housing association

You generally have a clearer route via landlord policies, complaint procedures, and (in England) stronger expectations around hazard response times through Awaab’s Law guidance.

And if you’re in social housing and the disrepair has been dragging on, it’s often easier to show repeated failure, long timelines, and poor practice — the kind of stuff that tends to lead to real outcomes.

Common repair issues (and who usually pays)

Here are quick “who’s responsible?” answers for the stuff that comes up all the time:

• Leaking roof / damp patches spreading: usually landlord

• Broken boiler / no heating: usually landlord

• Mould on walls: depends on cause, but landlord often responsible where it links to leaks/ventilation/building defects; can also make the home unfit

• Blocked sink due to wipes/fat buildup: could be tenant (depends on cause)

• Unsafe electrics: landlord

• Cracked window / door won’t lock: landlord (especially if it affects security)

• Pest infestations: can depend on cause and tenancy type; often landlord if linked to disrepair/structure

If you’re ever unsure, focus on this question: is it a structural issue, a fixed installation, or a serious hazard? If yes, you’re usually on strong ground.

FAQs

Can my landlord delay repairs because they’re “waiting for contractors”?

They can’t use that as a free pass forever. Some delays happen in real life, but landlords are expected to act within a reasonable time — and urgency matters.

Do I have to keep paying rent if my home is in disrepair?

In most cases, yes — stopping rent can put you at risk of arrears and eviction action. It’s usually safer to keep paying and take the correct steps to enforce repairs and seek redress.

What if my landlord says the mould is my fault?

Ask them to inspect properly and address the underlying cause. Damp and mould can be caused by leaks, poor ventilation, insulation issues, and building defects — and homes still need to be fit for habitation.

Do social landlords in England really have 24 hours for emergencies now?

Official guidance for tenants in social housing in England sets out that emergency hazards/repairs must be made safe within 24 hours, and gives specific timeframes for significant damp and mould.

What evidence is most useful if repairs drag on?

Photos/videos over time, written reports, complaint references, and anything showing health impact. Keep a timeline. It’s boring — but it wins.

Ready to stop chasing repairs?

If you’ve reported disrepair and your landlord is still dragging their feet, you don’t have to handle the stress on your own.

Claim First can help you understand your options and, where appropriate, take action on a no win, no fee basis — without you having to fight your landlord directly. Start with the Housing Disrepair Claims page and tell us what’s going on.