Who Pays for Repairs in a Rented Home?

The law gives a clear starting point for repairs in England, and a landlord who knows it can fix things faster and avoid disputes. This is general information, not legal advice.

What the landlord must repair

Section 11 of the Landlord and Tenant Act 1985 puts these repairs on the landlord for most short tenancies:

• The structure and exterior of the home, including drains, gutters and external pipes.
• Installations for supplying water, gas and electricity, and for sanitation, including basins, sinks, baths and toilets.
• Installations for space heating and heating water.

Citizens Advice describes the same duty in everyday terms: walls, roof, windows and doors, pipes and wiring, and heating and hot water.

What the tenant looks after

The Act excludes damage the tenant is liable for under their duty to use the property in a tenant-like manner, and rebuilding after fire, storm or flood. Citizens Advice adds that tenants usually cover minor upkeep such as light bulbs and fuses, and their own appliances. GOV.UK's guide to the Homes (Fitness for Human Habitation) Act 2018 says a home must be safe, healthy and free from things that could cause serious harm, and that problems caused by tenant behaviour may not need the landlord to fix them.

Repairs start when the landlord knows

Citizens Advice says landlords are typically not responsible for a repair until they know about it. Ask tenants to report problems in writing, with photos, and keep the record. A leak fixed within days is a small job, and one found a month later is a bigger repair.

What is changing

The Renters' Rights Act 2025 is being phased in. GOV.UK's implementation roadmap says the government will extend Awaab's Law to the private rented sector, with timescales still to be set. GOV.UK's guidance says Awaab's Law applies from 27 October 2025 to social landlords, meaning councils and housing associations. Check GOV.UK for the current position before you rely on either point.

Getting repairs done quickly

Landlords who use one reliable team for plumbing fixes, electrical fittings, painting and general repairs spend less time chasing quotes. Our landlord services cover one-off jobs and contract maintenance, with photos of what we find and what we do. For a full turnaround between tenants, see our end of tenancy clearance checklist.

Have a repair to book? Send us the details and we will quote a fixed price.

Sources

• legislation.gov.uk: Landlord and Tenant Act 1985, section 11
• Citizens Advice: Check if your landlord has to do repairs
• GOV.UK: Guide for tenants, Homes (Fitness for Human Habitation) Act 2018
• GOV.UK: Implementing the Renters' Rights Act 2025, our roadmap
• GOV.UK: Awaab's Law guidance for social landlords