Repairs and problems.

Who fixes what

Under section 11 of the Landlord and Tenant Act 1985 your landlord must keep in repair the structure and exterior of the home, the installations for water, gas, electricity and sanitation, and the installations for heating and hot water. Repairs you are responsible for under your duty to use the home in a tenant-like manner are excluded.^[1] GOV.UK lists the same areas: the structure and exterior, fire safety, sinks, baths and pipes, heating and hot water, gas appliances, flues and ventilation, and wiring.^[2]

The home must also be fit for people to live in, at the start of the tenancy and throughout it, under the Homes (Fitness for Human Habitation) Act 2018.^[5]

What to do if something is wrong

1. 1

   Tell your landlord or agent

   Do it in writing where you can, and keep a copy. GOV.UK’s tenant guides say to tell the landlord in writing first.^[5][3] If we manage your home, contact our lettings team or call the office.

2. 2

   Keep paying your rent

   GOV.UK advises tenants to keep paying rent while they wait for repairs.^[2]

3. 3

   Write again if nothing happens

   Give a reasonable time, then send a reminder, and keep dated evidence such as photographs.^[5]

4. 4

   Contact the council

   If repairs are not done, contact the council’s environmental health team, and if the home is unfit, its housing department, which can assess it under the HHSRS.^[2]

What is changing

• Awaab’s Law sets time limits for landlords to deal with hazards such as damp and mould. It applies to social tenants now. For private rented homes the government opened a consultation on 9 October 2026, closing on 18 December 2026, and no start date has been set.^[4]
• Landlord register and ombudsman. The register opens in London on 15 July 2027, and a private rented sector landlord ombudsman is expected in 2028.^[6][7]
• Complaints today. Raise it with your landlord or agent, then the council. GOV.UK sets out the steps on its complaints page.^[8]

Understand your wider position in your rights as a tenant.

Sources

Every figure and rule above comes from one of these, read in October 2026. The dates are the ones each publisher shows as when the page was last updated.

1. [1]Landlord and Tenant Act 1985, section 11: repairing obligations in short leases (opens in a new tab)legislation.gov.uk
2. [2]Private renting for tenants: repairs (opens in a new tab)GOV.UK
3. [3]Housing Health and Safety Rating System (HHSRS): tenant guide (opens in a new tab)GOV.UK · page updated 16 September 2026
4. [4]Extending Awaab’s Law to private rented tenancies and to licences (consultation) (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 9 October 2026 (opened)
5. [5]Guide for tenants: Homes (Fitness for Human Habitation) Act 2018 (opens in a new tab)GOV.UK · page updated 6 March 2019 (published)
6. [6]Get ready: Register your rental property service (opens in a new tab)Housing Hub (Ministry of Housing, Communities and Local Government)
7. [7]Implementing the Renters’ Rights Act 2025: our roadmap for reforming the private rented sector (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 13 November 2025 (published)
8. [8]Private renting for tenants: complaints (opens in a new tab)GOV.UK

This is a general guide to renting in England, not legal advice. Your tenancy agreement and your own circumstances decide what applies to you. If you are facing eviction or a dispute, get advice from your council, a solicitor or a housing advice service.