From faulty washing machines to boilers on the blink, find out which repairs are the responsibility of tenants and which things landlords are required to fix.
Whether you’re a tenant or a landlord, it’s important to know which repairs you are responsible for in a rental home. The law is very clear about which repairs and home maintenance jobs fall to the landlord, so, if you’re renting out property, it’s worth getting to know your legal obligation when it comes to keeping your tenants safe and maintaining the property to a decent standard.
There are, however, many duties required of tenants too – and some home maintenance tasks are dependent on what it says in the tenancy agreement. We delve into this tricky matter to provide some clarity on landlord and tenant responsibilities for repairs…
A landlord’s repair responsibilities
By law, the landlord is responsible for all structural issues in the home, including:
- electrical wiring and fixed electrical installations
- gas pipes and gas appliances
- heating and hot water
- basins, sinks, baths and other sanitary fittings including pipes and drains
- chimneys and ventilation
- drains, guttering and external pipework
- the structure and exterior of the building, including walls, roofs, stairs and bannisters plus external doors and windows
However, the landlord is not responsible for repairs caused by a tenant’s negligence – such as a broken window.
Once a problem has been fixed, the landlord must make good the decoration to the same standard as at the start of the tenancy.
A landlord’s responsibility for health and safety
The landlord must ensure the home is fit for habitation, which means it is safe and free from hazards and won’t adversely affect the health or cause injury to the tenant. This also means there should be no issues to prevent the tenant from making full use of the home. These health and safety obligations are outlined in various legislation, including the Landlord and Tenant Act.
Damp and mould
The landlord must carry out repairs needed to prevent damp. These could include fixing the causes of penetrating damp, such as leaking internal pipes, faulty guttering or external pipes, or cracks in walls and window frames. They must also ensure heating and ventilation systems are functioning correctly to help prevent condensation-related mould.
Rats, mice and pests
The landlord is responsible for work to prevent rats, mice, cockroaches or other pests from getting into the property – by repairing holes in walls, broken air vents etc. The tenant is responsible for dealing with small-scale infestations, unless they render the home unfit for habitation. Tenants should also take steps to prevent pests – such as keeping food off the floor and maintaining cleanliness.
Gas and electrical safety
Landlords must ensure all gas appliances, fittings and flues are safe. These must be inspected annually by a Gas Safe-registered engineer. This includes gas pipework, boilers, fires, cookers and water heaters.
Landlords are also required to have electrical installations inspected and tested at least every five years by a qualified professional. An Electrical Installation Condition Report (EICR) must be provided to the tenant.
Fire safety
Smoke alarms must be installed on each floor of the property, and carbon monoxide alarms must be installed in any room with a solid fuel-burning appliance (e.g., a wood-burning stove). The landlord is responsible for ensuring these alarms are working and replacing them if faulty. Tenants are responsible for changing the batteries.
Common areas
If the rental property is in a block of flats or a house in multiple occupation (HMO), the landlord is responsible for maintaining the fire safety of all common areas. This includes entrance halls, staircases, lifts and shared corridors. Responsibilities cover ensuring that lighting is operational, flooring is safe, bannisters are secure, and fixtures such as door handles and entry systems are in good working order. These areas must be kept free from obstructions and fire hazards at all times.
Repairs a tenant is responsible for
Tenants are responsible for any appliances or furniture items they have provided themselves. They may also need to organise repair work for landlord-owned appliances that are not essential or dangerous – if this is outlined in the tenancy agreement.
Additional responsibilities, such as gardening or decorating, may also be included in the tenancy agreement, but landlords cannot legally assign repairs that fall under their own statutory obligations.
Looking after the home
Tenants are required to look after the rental home in what is legally called ‘a tenant-like manner’. This includes:
- changing fuses and light bulbs
- keeping the property clean
- avoiding damage to the home or furnishings
- using fixtures and fittings correctly (e.g., not flushing unsuitable items down the toilet)
If the tenant or their visitors cause damage, the tenant will be liable for repair work costs. In some cases, the landlord may choose to carry out the work and charge the tenant for it.
This section is key to understanding tenants responsibilities for repairs in the UK and what they’re expected to manage on their own.
Reporting problems
Tenants must report problems or needed repairs to their landlord as soon as possible. Landlords are only liable for issues once they have been made aware of them, unless it’s something they should reasonably have known about. This is a central part of landlord and tenant responsibilities for repairs.
A landlord’s right of access
Landlords have the right to enter the property to carry out repairs or inspections, but they must give at least 24 hours’ written notice and visit at a reasonable time of day.
In an emergency (such as a fire, gas leak or flood), the landlord can enter the property without notice.
What if my landlord won’t carry out needed repairs?
Landlords are legally obliged to carry out repairs that fall under their responsibility – whether or not these duties are listed in the tenancy agreement. If a landlord fails to uphold these obligations, they are breaching the law. In serious cases, they may be fined or even banned from letting out property in the future. If repairs remain unresolved, tenants can report the issue to their local council’s environmental health team, who can investigate and, if necessary, serve enforcement notices on the landlord.
Tenants should keep detailed records of all requests made for repairs – including dates, times and copies of emails or text messages. It’s also important to take photographs of the damage, ideally with time and date stamps, and to update them if the issue gets worse (e.g., spreading damp or mould). If any personal belongings are damaged, photograph these too and retain any receipts for possible compensation claims. In the event of an injury – such as from a loose floorboard or faulty fitting – keep hold of medical letters, prescriptions or hospital reports as evidence.
Understanding who is responsible for repairs tenant or landlord can help avoid conflict and ensure quick resolution of issues.
Potential Changes: The Renters (Reform) Bill
The Renters (Reform) Bill is currently making its way through Parliament and may become law in late 2025. If passed, it would introduce several key changes for landlords and tenants in England, including:
- A legal requirement for all rented homes to meet the Decent Homes Standard, ensuring they are free from hazards, in a reasonable state of repair and with modern facilities.
- A ban on ‘no-fault’ Section 21 evictions, making it harder for landlords to evict tenants without a valid reason.
- The creation of a private rented sector ombudsman to resolve disputes more easily.
- Introduction of a Property Portal, where landlords must register their properties and demonstrate compliance with legal standards.
Until the bill is passed, these changes are not yet law, but landlords should stay informed and prepare for upcoming regulations. Knowing your landlord tenant repair responsibilities is essential now and will remain so in future legislative updates, particularly under Section 11 of the Landlord and Tenant Act 1985, which underpins most of the current repair obligations.
