Repairs are one of the most common sources of disagreement between landlords and tenants.
They are also one of the areas where landlords need to be especially careful. A tenancy agreement may set out who is responsible for certain jobs, but it cannot simply remove the landlord’s core legal repair duties.
The Landlord and Tenant Act 1985 places important repair obligations on landlords. These duties apply whether or not the tenancy agreement explains them fully.
The key message is simple: landlords cannot contract out of their main statutory repair responsibilities.
Why repair duties matter
A rented property is not just an investment. It is someone’s home.
Tenants are entitled to expect that the structure, exterior and essential services will be kept in proper repair. If landlords delay or ignore repairs, the issue can quickly become more serious.
Poor repairs can lead to:
- tenant complaints;
- rent disputes;
- disrepair claims;
- local authority involvement;
- damage to the property;
- health and safety risks;
- problems with possession;
- reputational damage;
- increased repair costs later.
Good repair management protects both the tenant and the landlord’s property.
What must landlords repair?
The core repair duties usually cover three main areas.
1. Structure and exterior
Landlords are generally responsible for keeping the structure and exterior of the property in repair.
This can include:
- walls;
- roof;
- foundations;
- external doors;
- windows;
- drains;
- gutters;
- external pipes;
- brickwork;
- rendering;
- chimneys;
- structural floors and ceilings.
This does not mean landlords must keep every part of the property brand new. But if something within the structure or exterior falls into disrepair, the landlord is usually responsible for dealing with it.
2. Installations for water, gas, electricity and sanitation
Landlords must also keep in repair and proper working order the installations for essential services.
This may include:
- water pipes;
- gas pipes;
- electrical wiring;
- sinks;
- baths;
- toilets;
- basins;
- showers where part of the installation;
- drainage connected to sanitation;
- fixed electrical systems;
- fixed plumbing systems.
These are basic parts of making a property habitable.
A landlord should not ignore problems with water supply, drainage, sanitation or fixed services.
3. Space heating and water heating
Heating and hot water are also core landlord responsibilities.
This may include:
- boilers;
- radiators;
- hot water cylinders;
- immersion heaters;
- central heating pipework;
- fixed heating systems;
- heating controls where part of the system.
A lack of heating or hot water can quickly become serious, especially in winter or where tenants are vulnerable.
Landlords should respond promptly to heating and hot water faults.
What landlords may not be responsible for
Landlords are not responsible for everything.
Tenants also have responsibilities. They are generally expected to use the property in a reasonable, tenant-like way.
For example, tenants may be responsible for:
- damage they cause;
- replacing minor consumables such as light bulbs, depending on the agreement;
- keeping the property reasonably clean;
- reporting problems promptly;
- avoiding blocked drains caused by misuse;
- using heating and ventilation reasonably;
- allowing access for repairs;
- taking care of their own belongings.
A landlord may also not be responsible for appliances unless they are covered by the tenancy agreement or form part of the landlord’s obligations.
For example, a freestanding fridge, washing machine or cooker may need to be considered by looking at the tenancy agreement and the facts of the letting.
However, landlords should be careful. If a supplied appliance creates a safety risk or affects the basic condition of the property, it should not be ignored.
Notice of disrepair
In many cases, a landlord’s duty to carry out repairs begins once they know, or should reasonably know, about the problem.
That is why reporting and record-keeping are important.
Tenants should report repair issues promptly, but landlords should also pay attention to what they see during inspections, contractor visits or agent reports.
A landlord may become aware of disrepair through:
- a tenant email;
- a phone call;
- an inspection report;
- photographs;
- an agent update;
- contractor feedback;
- neighbour reports;
- local authority contact;
- obvious visible defects during a visit.
Once the landlord knows about the problem, they should take reasonable steps to investigate and respond.
Reasonable time for repairs
The law does not set one fixed timescale for every repair.
What is reasonable depends on the seriousness of the problem.
For example:
- no heating in winter may require urgent action;
- a serious leak may need immediate attention;
- dangerous electrics should be treated as urgent;
- a blocked toilet in a property with no alternative may need quick response;
- a loose internal handle may be less urgent;
- minor decorative issues may not require immediate repair.
Landlords should prioritise repairs based on risk, safety and impact on the tenant.
The more serious the issue, the faster the response should be.
Temporary fixes and permanent repairs
Sometimes a temporary fix is necessary.
For example, a landlord may need to stop a leak before arranging full repairs, provide temporary heating while a boiler part is ordered, or make an area safe before a contractor returns.
Temporary action can be sensible, but it should not replace proper repair.
Landlords should keep track of:
- temporary works;
- follow-up appointments;
- outstanding repairs;
- contractor recommendations;
- completion dates;
- tenant updates.
A temporary fix that is never followed up may create further risk.
Access for repairs
Landlords usually need access to inspect and carry out repairs.
Tenants should normally allow reasonable access where proper notice is given, except in genuine emergencies. However, landlords should not simply enter without agreement unless there is a clear legal basis.
Access should be managed carefully.
Landlords should:
- give reasonable notice;
- offer suitable appointment times where possible;
- keep access requests in writing;
- record tenant responses;
- document missed appointments;
- rearrange promptly where access fails;
- avoid confrontational communication.
If access is repeatedly refused, landlords should keep a clear paper trail and consider the correct legal route rather than forcing entry.
Repairs and tenant complaints
Repair complaints can escalate quickly if communication is poor.
A landlord should acknowledge repair reports, explain what will happen next and update the tenant if there are delays.
Good communication does not solve every repair problem, but it can prevent a repair issue becoming a wider dispute.
Landlords should avoid vague replies such as:
- “we will look into it” with no follow-up;
- “it is your responsibility” without explanation;
- “open a window” without inspection;
- “the contractor is busy” without giving a timescale;
- “it was like that when you moved in” without checking records.
A factual, documented response is usually safer.
Records landlords should keep
Repair records are now a major part of responsible property management.
Landlords should keep:
- tenant repair reports;
- photographs;
- inspection notes;
- contractor instructions;
- contractor reports;
- quotes;
- invoices;
- completion records;
- access attempts;
- tenant updates;
- evidence of delays;
- follow-up checks;
- warranty information;
- safety documents.
These records can be important in complaints, disrepair claims, insurance issues, local authority contact or future Ombudsman processes.
Why this matters under the Renters’ Rights Act
The Renters’ Rights Act has increased the importance of property condition, tenant communication and record-keeping.
Future reforms, including the Landlord Ombudsman, Awaab’s Law and the Decent Homes Standard for the private rented sector, point towards stronger expectations around repairs and hazards.
This means landlords should expect more scrutiny of:
- repair response times;
- complaint handling;
- damp and mould;
- heating failures;
- serious hazards;
- repeated problems;
- poor communication;
- incomplete records.
Repair duties are no longer just a background obligation. They are becoming a central part of landlord accountability.
Common landlord mistakes
1. Relying on the tenancy agreement too heavily
A tenancy agreement cannot remove the landlord’s core statutory repair duties.
2. Delaying urgent repairs
Heating, hot water, leaks, electrics and sanitation problems may need prompt action.
3. Blaming the tenant too quickly
Tenant behaviour may be relevant, but landlords should investigate properly before refusing responsibility.
4. Failing to keep records
Without records, it can be difficult to prove what was reported and what was done.
5. Treating temporary fixes as permanent solutions
A temporary repair should be followed up where further work is needed.
6. Ignoring contractor advice
If a contractor identifies a wider issue, landlords should consider it carefully.
7. Poor access records
Where tenants refuse access, landlords should document attempts clearly.
Practical checklist for landlords
Landlords should:
- understand their statutory repair duties;
- review tenancy agreements for misleading repair clauses;
- respond promptly to repair reports;
- prioritise urgent health and safety issues;
- inspect where the cause is unclear;
- use competent contractors;
- keep repair records;
- document access attempts;
- update tenants about delays;
- follow up temporary repairs;
- review recurring issues;
- keep invoices and completion evidence;
- store repair records in the property compliance file.
The key takeaway
Landlords cannot contract out of their main repair duties.
The structure, exterior, essential services, heating and hot water remain core landlord responsibilities in most residential tenancies.
Tenants also have responsibilities, but landlords should not rely on tenancy wording to avoid statutory obligations.
In the modern private rented sector, good repair management means acting promptly, communicating clearly and keeping proper evidence.
A repair problem handled well may remain a maintenance issue. A repair problem handled badly can quickly become a legal dispute.
NetRent does not provide legal advice. This article represents our understanding of rental property law at the time of writing.
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