For a typical private tenancy in England, the landlord is generally responsible for keeping the property’s structure, exterior, and essential installations in repair. This commonly includes the roof, walls, windows, sanitary fittings, heating and hot-water systems, gas installations, electrical wiring, water and drainage systems, and shared parts of the building where the landlord has responsibility.
That does not mean the landlord must pay for every defect. Responsibility can change depending on what caused the damage, the tenancy agreement, the type of occupation, whether the problem is in a communal area, and where the property is located. The guidance summarised here is primarily relevant to England; Scotland and Northern Ireland have different procedures and legal frameworks.
Which repairs are usually the landlord’s responsibility?
Subject to the tenancy and the legal scope applying to the property, a landlord will usually be responsible for repairs to:
- The structure and exterior of the building, such as walls, roofs, windows and external doors.
- Installations for supplying water, gas and electricity.
- Sanitation, including toilets, sinks, baths and associated plumbing.
- Space-heating and hot-water systems.
- Electrical wiring and other essential fixed installations.
- Relevant shared or communal areas where responsibility rests with the landlord or managing organisation.
Local authority and housing guidance also identifies kitchens, bathrooms, drainage, lighting and ventilation among the areas that may fall within the landlord’s repair responsibilities. The exact position can depend on the property, tenancy terms and housing arrangement.
A tenancy agreement may give the tenant additional contractual rights or allocate responsibility for some tasks. Detailed legal questions should be checked against the current law and the agreement for the particular tenancy.
When might the tenant be responsible?
Tenants may be responsible for:
- Damage caused by the tenant, members of their household or visitors.
- Certain minor maintenance tasks, where the tenancy terms or applicable guidance place them on the tenant.
- Problems arising from the tenant’s actions rather than ordinary wear, disrepair or failure of an installation.
A tenant should not assume that a landlord is responsible for damage they or their visitors caused. Conversely, a landlord should not automatically treat every repair as tenant damage without considering the cause and the relevant agreement.
There can also be different arrangements for leaseholders, shared owners, lodgers, licensees and some long fixed-term arrangements. Shelter’s England-focused guidance notes that some licences and lodger agreements, Crown tenancies and fixed terms of seven years or more may fall outside the usual section 11 framework. The normal private-tenancy answer therefore cannot simply be applied to every form of occupation.
What should you do when something needs repairing?
1. Report the problem promptly
Tell the landlord, agent or housing provider as soon as possible. Use a method that creates a record, such as email or an online reporting system, and describe:
- What is broken or unsafe.
- Where it is located.
- When you first noticed it.
- How it affects the property or your ability to use it.
- Any immediate safety or health concern.
Keep copies of the report, photographs, videos, appointment details and replies. Prompt notification matters because repair duties commonly depend on the landlord being given notice of the defect.
2. Allow reasonable access
A landlord or contractor may need access to inspect and carry out work. Arrange access where possible and keep records of missed appointments or access difficulties. Local authority guidance indicates that reasonable notice is normally expected for entry, with emergencies treated differently; one cited council guide refers to 24 hours’ notice in ordinary circumstances.
3. Ask what will happen next
A useful response should identify whether the report has been accepted, what work is proposed, and when it is expected to be completed. The appropriate timescale depends on the seriousness of the problem. An emergency or serious safety issue should be assessed differently from a minor defect, and temporary measures may be appropriate while a permanent repair is arranged.
What if the landlord does not repair the problem?
Do not simply stop paying rent while waiting for repairs. Government and local authority guidance says tenants should generally continue paying rent and pursue the repair through the available reporting, complaint and enforcement routes instead.
A practical escalation sequence is:
- Send a written follow-up. Restate the defect, when it was reported, the effect on the property, and what response or repair date is still needed.
- Use the landlord’s formal complaints process if the repair has not been dealt with or the response is inadequate. A repair request and a formal complaint can be separate steps; a service request may need to be made before a complaint is investigated.
- Contact the local council where an unresolved problem affects safety, health or housing conditions, particularly in private renting. The council’s role and powers depend on the circumstances and local procedure.
- Use the relevant housing route if you are in social housing, a housing-association property, or another arrangement with a specific complaints or ombudsman process. Housing Ombudsman guidance is principally concerned with England social housing and does not establish the complete private-renting position.
Keep evidence throughout: reports, responses, photographs, access records, invoices or receipts, and details of any temporary steps taken. If the issue is urgent or dangerous, report that clearly and seek the appropriate emergency route rather than waiting for an ordinary repair timetable.
Important limits on the general rule
The statement “the landlord is responsible for repairs” is a useful starting point, not a complete answer. Check these factors before deciding what to do:
- Location: The evidence used here is primarily England-focused. Scotland and Northern Ireland have different procedures and standards.
- Type of occupation: A private tenant, social-housing tenant, leaseholder, shared owner, lodger and licensee may have different rights and responsibilities.
- Cause of the damage: Tenant- or visitor-caused damage may be treated differently from ordinary deterioration or failure of the building or its installations.
- Tenancy terms: The agreement may allocate some minor tasks or provide additional rights.
- Communal areas: Responsibility may depend on whether the landlord, managing organisation or another responsible organisation controls the relevant area.
- Housing type: Additional requirements may apply to some properties, including houses in multiple occupation, and enforcement routes can vary.
If the issue involves serious danger or a dispute about liability, obtain advice from an appropriate housing adviser or legal service with the facts of the tenancy and the property available.
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