In the UK, rental homes must be safe, livable, and meet modern housing standards. But how long do landlords have to fix problems when something breaks down? Whether it’s a broken boiler, a leaking pipe, or faulty electrics, there are clear laws that define a landlord’s role.
This guide covers the legal repair obligations in tenancy agreements, how long landlords have to act, and what tenants can do if repairs are delayed.
We also explain how to deal with housing disrepair, when to involve your local council, and what counts as an emergency repair. Every tenant deserves a home that is safe, secure, and up to standard.
Table of Contents
Why Do Repair Times Matter for Tenants and Landlords Alike?
When a home falls into housing disrepair, it can affect health, safety, and comfort. A broken boiler repair during winter isn’t just inconvenient — it can be dangerous. Timely repairs protect both parties:
- Tenants stay healthy and safe
- Landlords avoid legal action and costly fines
Ignoring repairs can lead to local council housing complaints, rent repayment orders, or court claims.
Read more: How to File a Housing Disrepair Claim: A Complete Guide 2025
What Are a Landlord’s Legal Repair Obligations in the UK?
Landlords must keep homes safe and livable. These landlord legal obligations come from multiple UK laws.
Overview of the Landlord and Tenant Act 1985
This law says landlords must repair:
- The structure and exterior (walls, roof, windows)
- Heating and hot water systems
- Water, gas, and electrical supply
“Landlords must keep installations in good repair and proper working order.” — Landlord and Tenant Act 1985
Housing Health and Safety Rating System (HHSRS)
Council officers use the HHSRS to check for 29 possible hazards. If they find serious risks, they can take action. This protects health and safety in rented homes.
Awaab’s Law (2023 Update)
After a tragic death from mould, this law now requires urgent damp and mould in rental property issues to be fixed within 14 days.
Gas Safety Regulations and Electrical Safety Standards
- Annual gas safety checks (Gas Safety (Installation and Use) Regulations 1998)
- Five-yearly checks for electrical systems
Landlords must provide certificates to tenants.
Retaliatory Evictions and the Deregulation Act 2015
Landlords can’t evict tenants using Section 21 if tenants reported a repair issue. This protects tenants from being punished for complaining about disrepair.
Read more: Compensation for Evicted Tenants: Everything You Need to Know in 2025
How Long Do Landlords Have to Fix Problems of Different Types?
The legal timeframe for landlord repairs depends on how serious the issue is. Here’s a table for quick reference:
| Type of Repair | Examples | Time Limit |
| Emergency Repairs | No heating, water leaks, gas leak | 24 hours or less |
| Urgent Repairs | Boiler not working, broken doors | 3–7 days |
| Non-Urgent Repairs | Dripping tap, faulty light switch | Up to 28 days |
What’s considered an emergency repair? Anything that threatens safety or makes a home uninhabitable.
What Repairs Are the Tenant’s Responsibility?
Tenants also have duties. According to UK tenancy legislation, tenants should:
- Change light bulbs
- Keep the place clean
- Prevent mould build-up
- Report damage quickly
Damage caused by tenants isn’t the landlord’s job to fix.
What If the Landlord Refuses or Delays Repairs?
What if a landlord ignores repair requests? Tenants have several legal options.
Remind your landlord formally (with letter/email template)
Write a clear message with:
- Description of the issue
- When it started
- Photos (if needed)
- A deadline to fix it
Involve the letting agent (if applicable)
If your contract is managed by an agent, notify them immediately. They share letting agent responsibilities.
Read more: Right to Rent Share Code Check for Foreign Tenants: Are You at Risk of Losing Your Home?
Complain to Environmental Health at your local council
If repairs affect safety, councils can inspect and force landlords to act.
Request a rent reduction
If you can’t use part of the property, you might pay less rent.
Consider ending the tenancy early
In extreme cases, tenants can leave early if the home is unsafe.
Take legal action (court claims or tribunal)
You can claim compensation for damages, illness, or expenses. Legal aid for tenants may be available.
What Happens to Landlords Who Don’t Comply with Repair Rules?
There are consequences for breaking repair obligations in tenancy agreements:
- Fines or criminal charges
- Rent repayment orders (up to 12 months’ rent)
- Council enforcement for housing
- Named in the Rogue Landlord Database
Do Rules Change for Health-Compromised or Vulnerable Tenants?
Yes. Responsibilities of landlords under UK law increase when tenants are:
- Elderly
- Disabled
- Pregnant or with small children
The Equality Act 2010 may require quicker repairs and adjustments.
How Do Cold Weather and Seasonal Risks Affect Repair Timelines?
Rules for heating and hot water in rental homes change in winter. Heating must be working.
During winter:
- Heating repairs become emergencies
- Councils expect faster action
Read more: Essential Housing Conditions Protocol for Tenants’ Protection
What If the Repair Problem Keeps Coming Back?
Dealing with recurring leaks or damp
If your home has recurring maintenance issues, the landlord must fix the root cause.
Right to a permanent solution, not temporary fixes
Quick patches don’t count. Repairs must last.
Documenting ongoing issues for legal proof
Keep a record with:
- Dates
- Photos
- Messages sent
Can Tenants Be Evicted for Requesting Repairs?
No. That’s called retaliatory eviction, and it’s illegal. The law protects you if:
- You reported repairs in writing
- The council served a repair notice
What If Your Landlord Can’t Find a Contractor?
Some delays are reasonable. But landlords should have:
- Repair insurance for landlords
- A list of trusted contractors
Tenants may be able to hire a contractor and deduct the cost from rent with written permission.
Template Letter for Requesting Repairs
Dear [Landlord's Name or Letting Agent],
I’m writing again to request repairs at [Your Full Address].
The following repairs are still outstanding:
[List each issue clearly, e.g. "Leaking kitchen tap", "Boiler not providing hot water", "Mould in bedroom corner"]
I previously contacted you on the following date(s):
[Insert dates of your previous calls, texts, emails or letters]
The disrepair is causing the following problems:
[Explain briefly — e.g. “No heating is affecting my health,” or “Leak is causing damp and mould in rental property”]
Please get in touch with me within the next 2 days to agree a time for the necessary repairs to be carried out. These issues fall under your landlord responsibilities as outlined in our repair obligations tenancy agreement and under UK tenancy legislation.
If I don’t hear from you within this time, I may contact the local council housing complaint team for further assistance.
I look forward to your prompt response.
Kind regards,
[Your Full Name]
[Your Phone Number]
[Your Email Address]
Final Thoughts: Know Your Rights and Act Early
Knowing how long landlords have to fix problems empowers tenants to demand timely repairs and better living conditions. From emergency repairs to ongoing maintenance, the law supports tenant rights UK and outlines clear landlord responsibilities.
If your private rented property is in poor shape and your landlord isn’t responding, it’s time to act. Housing Disrepair Experts are the go-to team for resolving repair disputes quickly.
- With over 40 years’ experience
- No-win-no-fee options
- Deep expertise in housing disrepair,
they make the claims process stress-free. As client Sarah Jenkins says,
“They helped me claim compensation and got the repairs moving fast. Couldn’t be happier with the outcome.”
Contact them today for a free consultation.
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