How Long Should Repairs Take? Reasonable Timescales for Common Issues

When something in your home breaks, it’s not just annoying — it can make day-to-day life stressful fast. A leak turns into a patch of mould. A broken boiler turns winter into a nightmare. And if you’re in a council or housing association property, you might be sat there thinking: How long is “reasonable” before this becomes unacceptable?

The short version: there isn’t one single rule for every repair. But there are clear expectations based on how serious the problem is, and (for social housing in England) newer rules have tightened timelines for hazards like damp and mould.

Below is a practical, plain-English guide to “reasonable” timescales — plus what you can do if you’re being fobbed off.

First: what “reasonable” actually means

In general UK law, landlords are expected to carry out repairs within a reasonable time after you report the problem — but “reasonable” depends on urgency and risk (and it isn’t defined as a fixed number of days for everything).

For council and housing association homes, the rules are often stricter in practice, and there are specific expectations for hazards and complaints (including the Housing Ombudsman’s approach).

And to be clear: you’re not alone in dealing with this. Government data shows around 1.3 million households in England were living in damp homes in 2023–24.

A simple way to think about repair timescales

Most repairs fall into 3 buckets:

1) Emergency repairs (same day / within 24 hours)

These are issues that put your health or safety at immediate risk, or could cause serious damage quickly.

Examples

• Total loss of heating/hot water in winter (especially with children, elderly or health conditions)

• Major water leak or flooding

• Dangerous electrics (burning smell, exposed wiring, repeated tripping)

• Serious security issue (front door won’t lock)

• Gas safety issues

For social housing hazards, emergency response expectations can be within 24 hours in certain situations.

2) Urgent repairs (2–7 days)

These won’t usually kill you today, but they can quickly become unsafe or cause escalating damage.

Examples

• Partial heating failure

• Leak that’s contained but still active

• Blocked toilet if it’s the only one

• Broken extractor fan causing heavy condensation and worsening mould risk

• Rotten window frames letting in water

3) Routine repairs (7–28 days)

Annoying, inconvenient, but not immediately dangerous.

Examples

• Minor plumbing (slow drip)

• Damaged internal doors

• Small plaster cracks (not structural)

• Loose tiles (not a trip hazard)

Reasonable timescales for common problems

Here are practical “you shouldn’t still be waiting” benchmarks that align with how urgency is usually treated in housing repairs.

No heating or hot water

• Winter / vulnerable household: often 24–48 hours is a reasonable expectation to restore a basic supply (even if it’s a temporary fix).

• Non-winter: typically 2–7 days, depending on severity and household needs.

Leaks (pipes, ceilings, roof)

• Active leak or ceiling bulging: same day to 48 hours to stop the water.

• Repair and making good: can be 1–4 weeks, depending on drying time and contractor availability — but you shouldn’t be left with ongoing water ingress.

Damp and mould

This is where things have changed in social housing. Guidance around Awaab’s Law sets out specific timeframes for investigations and making homes safe in certain hazard scenarios (for example, investigating within 10 working days and carrying out safety steps quickly after).

Even where a full fix takes longer (because the cause might be a roof issue, gutters, ventilation, insulation, or plumbing), you should still expect:

• Fast investigation

• Short-term safety steps

• A clear plan and timeline (not silence)

And remember: Citizens Advice research found 45% of private renters in England were dealing with damp, mould, or excessive cold — and nearly half of those had lived with it for over a year. That’s the kind of delay that stops being “reasonable” very quickly.

Unsafe electrics

• Immediate danger: same day / 24 hours.

• Non-immediate but faulty: within 7 days is a sensible expectation (so it doesn’t become dangerous).

Pest infestations (rats, mice, severe insects)

• If it’s impacting hygiene or safety, you’d usually expect action within 7–14 days — faster if it’s severe and spreading.

Why repairs get delayed (and what’s acceptable vs not)

Some delays can be legitimate:

• specialist parts

• complex works (scaffolding, roof repairs)

• access issues (you weren’t home, no keysafe, etc.)

But these excuses don’t fly for long:

• “We’re busy” with no timeframe

• repeatedly closing the job without fixing the cause

• endless “mould washes” without addressing the underlying damp source

• no inspection, no plan, no communication

If you’re getting the runaround, it’s worth keeping a timeline — it’s exactly the kind of evidence that helps later.

What you should do (step-by-step) if repairs drag on

1) Report it properly (and keep proof)

If you report by phone, follow up in writing. Citizens Advice explicitly recommends keeping a copy of what you sent.

2) Take photos and videos

Do it regularly. Show spread, damage, and anything that proves it’s ongoing.

3) Ask for the repair category and target date

Make them commit to something. Even if it slips, you’ve got a paper trail.

4) Use the complaints route

If you’re stuck, push it through the landlord’s formal complaint process (and escalate if needed). The Housing Ombudsman also provides guidance around repairs complaints in social housing.

5) Know when it’s crossed the line

If the disrepair has been ongoing, affecting your health or living conditions, and your landlord is ignoring you, it may be time to look at a claim — especially if repairs are serious and costly.

Claim First focuses on council and housing association tenants, and one eligibility factor they mention is that the disrepair needs to be significant (for example, repairs costing £1,000+) and typically ongoing for a period (like 3+ months).

If that sounds like you, start here: Housing Disrepair Claims

FAQs

How long is “reasonable” for a landlord to do repairs?

There’s no single fixed number in law for every repair — it depends on urgency, risk, and who’s living in the property. That said, emergencies should be dealt with quickly (often same day/within 24 hours), urgent repairs within days, and routine repairs within a few weeks.

What if my landlord keeps treating it as “non-urgent” but it’s affecting my health?

Push back in writing and explain the impact (especially if you’ve got children, asthma, or other health conditions). Damp and mould can worsen over time, and the Housing Ombudsman has highlighted how often damp/leaks lead to compensation outcomes when landlords fail to act properly.

Do I have to let contractors in?

Yes — you generally need to provide access, and you should receive at least 24 hours’ notice for non-emergency visits.

Can I get compensation for disrepair?

Potentially, yes — especially where you’ve been living with serious issues (like leaks, mould, unsafe electrics, broken heating) for an extended period and it’s affected your living conditions. Claim First’s housing service is aimed at getting repairs enforced and pursuing compensation where appropriate.

What’s the quickest way to strengthen my case?

Keep everything: dates, emails, screenshots, photos, videos, and any medical notes if relevant. A clear timeline is powerful evidence if your landlord disputes how long the problem has been going on.

I’m dealing with something else — can Claim First help?

Yes — Claim First also covers other claim types like Scam Recovery, Mis-Sold PCP Car Finance, and Payday Loan Refunds.

Ready to stop waiting around?

If your home has had serious disrepair for months, you’ve reported it, and your landlord still isn’t sorting it, you don’t have to just live with it.

Use Claim First’s Start your claim page to check what you can do next — or speak to the team directly via Get in touch. If you want to understand the process first, you can also read Answers to common questions or see real outcomes on Success stories.

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