Landlord repair responsibilities: who fixes what
Repair obligations are set by statute and cannot be contracted out of. Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 between them define the landlord's side of the bargain.
What the landlord must keep in repair
- The structure and exterior: roof, walls, windows, doors, gutters and drains.
- Installations for water, gas, electricity, sanitation, space heating and hot water.
- The property as a whole must be fit for human habitation throughout the tenancy, which reaches damp, mould, ventilation, and hazards that make a home unsafe even where nothing is technically broken.
What tenants are responsible for
Using the property in a tenant-like manner: minor upkeep such as changing bulbs and smoke alarm batteries, keeping it reasonably clean and ventilated, and repairing damage they or their guests cause. A tenancy agreement can allocate these details cleanly, which is exactly what prevents disputes.
Process and timescales
The duty bites when the landlord knows of the defect, so tenants should report in writing and landlords should acknowledge in writing. Urgent hazards demand urgent action, and the timescale regime under Awaab's Law is formalising exactly how fast. Entry for repairs requires 24 hours' written notice at reasonable times: see right of entry.
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Start my agreement →Frequently asked questions
Can a tenancy agreement make the tenant responsible for repairs?
Not for the statutory items. Clauses shifting structural or installation repairs to the tenant are void; agreements can only allocate the tenant-like-use details.
Who is responsible for damp and mould?
Usually the landlord, because most damp traces to the building: leaks, cold surfaces, poor ventilation. Tenant lifestyle contributes at the margin, but fitness for habitation is the landlord's duty.