Right to Repairs in the United Kingdom
Reviewed by the Commoner Law Editorial Team. Sourced from UK Acts of Parliament, statutory instruments, and official guidance. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Section 11 of the Landlord and Tenant Act 1985 drops a set of repairing obligations into every short residential tenancy by force of law — your landlord can't draft them out of the contract. They're responsible for:
- Roof, walls, windows, external doors
- Drains, gutters, and external pipes
- Water, gas, and electricity supply — the pipes, the wiring, the boiler
- Heating and hot water systems
- Basins, sinks, baths, and toilets
The Homes (Fitness for Human Habitation) Act 2018 went further. The death of Awaab Ishak in 2020 — a two-year-old killed by mould in a Rochdale social housing flat his parents had repeatedly reported — drove home why the Act mattered. Since 2019, tenants can sue directly when a property is unfit: damp, mould, pest infestations, inadequate ventilation, unsafe electrics, lack of natural light. Awaab's Law, layered on top in 2024, sets strict timeframes for social landlords to act on hazards.
When does it apply?
- Covers most residential tenancies — ASTs, regulated tenancies, and most council tenancies.
- The duty bites once the landlord has been notified. Always put it in writing — text and email are perfect.
- The landlord isn't on the hook for damage you or your guests caused, or for cosmetic decorating.
- If your home has serious hazards — Category 1 hazards under the HHSRS — the council's Environmental Health team can inspect and serve improvement notices, prohibition notices, or even take possession of the property in extreme cases.
What to Do If Your UK Landlord Refuses to Make Repairs
The biggest tactical mistake tenants make is reporting problems verbally. Get it in writing.
- Report in writing — email is ideal. Date the email, photograph the damage, attach the photos.
- Give the landlord a reasonable window: 24 hours for emergencies (no heating in winter, major leak, no hot water), 2-4 weeks for non-urgent repairs. The 'reasonable' question is about the nature of the defect, not what suits the landlord.
- If they don't act, escalate to your council's Environmental Health team. They can inspect under the HHSRS and serve enforcement notices — and once they're involved, landlords usually move fast.
- You can take the landlord to court under the 2018 Homes Act for an order to do the works plus damages. There are pre-action protocol steps you should follow first — Shelter has template letters.
- Free advice: Shelter on 0808 800 4444, or Citizens Advice.
What should you NOT do?
- Don't withhold rent. It feels satisfying but it's not a legal remedy — it just gives the landlord Section 8 grounds for eviction.
- Don't do the repair yourself and deduct the cost. There's a narrow common-law right to do this (the Lee-Parker v Izzet rule) but it requires written notice, an invoice, and the right to do work; in practice it's a minefield.
- Don't write off damp and mould as cosmetic. Awaab's death in 2020 forced everyone to reckon with what mould actually does to lungs — your landlord has to fix the underlying cause, not just paint over it.
Use the jurisdiction bar at the top of the page to pick your region — you'll see how devolved laws differ from UK national protections.
1 region available
Common Questions
When does right to repairs apply?
Covers most residential tenancies — ASTs, regulated tenancies, and most council tenancies.The duty bites once the landlord has been notified. Always put it in writing — text and email are perfect.The landlord isn't on the hook for damage you or your guests caused, or for cosmetic decorating.If your home has serious hazards — Category 1 hazards under the HHSRS — the council's Environmental Health team can inspect and serve improvement notices, prohibition notices, or even take possession of the property in extreme cases.
What should I do if my UK landlord is ignoring repair requests or refusing to fix problems?
The biggest tactical mistake tenants make is reporting problems verbally. Get it in writing.Report in writing — email is ideal. Date the email, photograph the damage, attach the photos.Give the landlord a reasonable window: 24 hours for emergencies (no heating in winter, major leak, no hot water), 2-4 weeks for non-urgent repairs. The 'reasonable' question is about the nature of the defect, not what suits the landlord.If they don't act, escalate to your council's Environmental Health team. They can inspect under the HHSRS and serve enforcement notices — and once they're involved, landlords usu...
What mistakes should I avoid with right to repairs?
Don't withhold rent. It feels satisfying but it's not a legal remedy — it just gives the landlord Section 8 grounds for eviction.Don't do the repair yourself and deduct the cost. There's a narrow common-law right to do this (the Lee-Parker v Izzet rule) but it requires written notice, an invoice, and the right to do work; in practice it's a minefield.Don't write off damp and mould as cosmetic. Awaab's death in 2020 forced everyone to reckon with what mould actually does to lungs — your landlord has to fix the underlying cause, not just paint over it.