If your rented home has a problem your landlord should put right – a
leak, broken heating, faulty wiring, or persistent damp and mould – that
is housing disrepair. Whether you rent privately or from a council or housing
association, the law gives you the right to a home that is safe, warm and
properly maintained. This guide explains what your landlord is responsible
for, how to report a problem, and what you can do if repairs are ignored. It
is general information about your rights in England and Wales; for a serious
or long-running case you should get advice tailored to your situation.

What your landlord must repair

Under section 11 of the Landlord and Tenant Act 1985, your landlord has a
legal duty to keep certain parts of your home in repair, and this cannot be
signed away in your tenancy agreement. It applies to both private and social
landlords. Your landlord is responsible for:

  • The structure and exterior – walls, roof, windows,
    external doors, guttering and drains.
  • Heating and hot water – boilers, radiators and water
    heaters.
  • Water, gas and electrics – pipes, wiring, sockets and
    the supply of these services.
  • Sanitary fittings – basins, sinks, baths and toilets.

Your landlord must carry out these repairs within a reasonable time of being
told about them, and cannot pass the cost on to you.

Your home must be fit to live in

Since the Homes (Fitness for Human Habitation) Act 2018, your home must be fit
for human habitation at the start of your tenancy and throughout it. That
covers serious problems such as damp and mould, a lack of heating, unsafe
wiring or a risk to health and safety. A property can be unfit because of one
serious defect or because several smaller problems add up. If your landlord
fails to keep the home fit to live in, you can ask a court to order the
repairs and, in some cases, award compensation.

If you rent from a social landlord, Awaab’s Law now sets strict
deadlines for the most serious problems. Emergency hazards must be made safe
within 24 hours, and significant damp and mould must be investigated within 10
working days and made safe within a further 5 working days, with a written
summary of the findings provided to you. These protections are being widened
to cover more hazards over the next few years.

How to report a problem

Always report disrepair to your landlord or letting agent as soon as you
notice it, and keep a clear record so you can show what you reported and when.

  • Put it in writing – report by email or letter,
    describe the problem and ask for it to be fixed; keep a copy.
  • Take photos – date-stamped pictures of damp, mould or
    damage are strong evidence.
  • Allow access – give your landlord reasonable access
    to inspect and carry out the work.
  • Keep receipts – note any costs or damage to your
    belongings caused by the disrepair.

Our template letters can help
you set out a repair request clearly.

If your landlord will not fix it

If repairs are ignored after you have reported them and given reasonable time,
you have several options and should not simply put up with an unsafe home.

  • Contact your council – the local authority’s
    environmental health team can inspect your home and order your landlord to
    act if it finds a serious hazard.
  • Get advice – organisations such as Citizens Advice
    and Shelter offer free, expert help, and you may be able to make a legal
    claim for repairs and compensation.
  • Know your protection – if you rent privately on an
    assured shorthold tenancy, the law limits a landlord’s ability to
    evict you simply for asking for repairs.

Never stop paying rent as a way of forcing repairs, as this can put your
tenancy at risk. For related help, see our
legal and claims section and wider
help for households.