Landlords’ Responsibilities

If there's a problem with your accommodation and the landlord is not sorting this out, you should first check your tenancy agreement to see who is responsible for what. Both you and the landlord will have some responsibilities for repairs and this should be included in your contract.

Landlords also have a legal responsibility to do specific repairs - this comes from section 11 of the Landlord and Tenant Act 1985:
The landlord is responsible for maintaining and repairing the structure of the building (including drains, gutters and external pipes), the heating and hot water and the basins, sinks, baths and toilets.

The landlord has to put right something that has gone wrong or is damaged and does not work as it should. If you or your guests damage anything in the property, you are expected to fix it and if you don't, any costs to put right the damage may be taken from your deposit.

The landlord is not generally responsible for internal decoration. This means for example the paint or a mirror on the wall. If these decorations are damaged by disrepair to something which the landlord is responsible for, the landlord may need to sort it out. For example, if damp from a damaged external wall has led to damp/mould on an inside wall, it can be argued that the landlord is responsible under section 11.

The landlord is responsible for keeping in working order all gas and water pipes, electrical wiring, boilers, water tanks, radiators but not washing machines, electric heaters etc. These may be covered separately in your tenancy agreement but not under section 11.

Steps to Take

These are some steps to take if your landlord isn't sorting out a problem when you think they should be:

  1. Put the details of the necessary repair IN WRITING and dated (email or letter) and keep a copy. You can add any evidence, for example photos or a letter from a doctor if it is affecting your health. (The landlord’s legal obligation to repair under section 11 doesn't start until they are notified of the disrepair.).
  2. The landlord must then be given a reasonable time to carry out the repair. There is no definition of reasonable and it depends on the problem, but common sense is a good guide.
  3. If the landlord does not do the repair within a reasonable time, you need to write again, explaining their obligations under section 11 of the Landlord and Tenant Act 1985 and/or the tenancy agreement and asking for immediate action. If you are unsure if they got the original letter, you should send it recorded delivery. 
  4. If the landlord still fails to do the repairs, you will need specialist help.

If you are unsure what to do or want some advice about your next steps, please contact us and we will discuss possible options with you.

Contact the Advice Service

Generally, the two main options available are:

  • to use the rent to pay for repairs
  • take court action

It is not advisable to withhold rent payments without taking specialist advice. There is a procedure which must be followed if you are considering doing this and it is a risky course of action, which should only be considered as a last resort, as should court action, which is expensive and time-consuming.

If an agent is involved, are they managing the property and responsible for arranging the repairs? Or is the landlord responsible? You will also need to be sure that both the landlord and agent have copies of all letters.

Last updated 1 month ago Read time 3 mins