Landlord repairing obligations: what you must fix
Section 11 of the Landlord and Tenant Act 1985 makes the landlord responsible for the structure and exterior, and for the installations supplying water, gas, electricity, sanitation and heating. It cannot be contracted out of.
4 min read · Updated 2 August 2026
Overview
Section 11 of the Landlord and Tenant Act 1985 makes the landlord responsible for the structure and exterior, and for the installations supplying water, gas, electricity, sanitation and heating. It cannot be contracted out of.
What is covered
Roof, walls, windows, doors, drains and gutters; basins, sinks, baths and toilets; and the systems for space and water heating. Tenant-owned items and decorative wear are not covered.
Reasonable time
The duty arises once you have notice of the disrepair and requires repair within a reasonable time. What is reasonable depends on severity — no heating in winter is days, a dripping gutter is weeks.
Fitness for habitation
The Homes (Fitness for Human Habitation) Act 2018 lets tenants sue directly where a property is unfit, including for damp, ventilation and fire safety failures.
Protecting yourself
Acknowledge every report in writing, give a target date, keep contractor invoices, and photograph the completed work. Most disrepair claims fail or settle cheaply when the log is complete.
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This guide is general information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before acting.