Landlord vs Tenant Repair Responsibilities UK: Complete Guide
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Landlords are legally responsible for structural repairs, exterior maintenance, heating/hot water systems, sanitation, and electrical/gas installations under Section 11 of the Landlord and Tenant Act 1985. Tenants are responsible for minor maintenance and damage they cause.
Understanding who pays for what prevents disputes and keeps your property compliant. Here's the definitive breakdown.
What repairs must landlords do by law?
Section 11 of the Landlord and Tenant Act 1985 sets out mandatory repair obligations for all residential tenancies under 7 years. You cannot contract out of these duties.
Landlords must repair and maintain:
- Structure and exterior - roof, walls, windows, external doors, foundations, gutters, drains
- Water supply - pipes, tanks, cisterns
- Gas supply - pipes, flues, ventilation
- Electrical supply - wiring, sockets, fuse box
- Sanitation - toilets, baths, sinks, drains, waste pipes
- Heating - boilers, radiators, central heating systems
- Hot water - water heaters, immersion tanks
What about appliances?
If you provide appliances (cooker, fridge, washing machine), you must maintain and repair them. If you don't provide them, you have no obligation.
| Item | If Landlord Provided | If Tenant Brought |
|---|---|---|
| Cooker | Landlord repairs | Tenant's responsibility |
| Washing machine | Landlord repairs | Tenant's responsibility |
| Fridge/freezer | Landlord repairs | Tenant's responsibility |
| Boiler (gas/electric) | Always landlord - part of heating system | |
Note: You're not legally required to provide any appliances in an unfurnished let. But if you do, you must maintain them.
What repairs are tenants responsible for?
Tenants must maintain the property in a tenant-like manner and are responsible for minor items and any damage they cause.
Tenant responsibilities include:
- Minor maintenance - replacing lightbulbs, smoke alarm batteries, fuses
- Cleanliness - keeping property clean and hygienic
- Ventilation - using extractor fans, opening windows to prevent condensation
- Damage they cause - accidental damage, damage by guests
- Garden - basic garden maintenance (unless tenancy says otherwise)
- Reporting - notifying landlord of repair issues promptly
- Their own appliances - anything they brought to the property
How quickly must landlords respond to repairs?
There's no single legal timeframe for most repairs - you must act within a "reasonable time". However, Awaab's Law now sets specific timescales for damp and mould.
| Category | Examples | Expected Timeframe |
|---|---|---|
| Emergency | No heating in winter, gas leak, flooding, no hot water | 24 hours |
| Urgent | Broken window, faulty toilet, minor leak | 7 days |
| Routine | Dripping tap, cracked tile, broken door handle | 28 days |
| Damp/mould (Awaab's Law) | Investigate within 14 days, fix hazards within 7 days | See Awaab's Law guide |
Repairs vs improvements: The key distinction
Landlords must do repairs, but are NOT obligated to make improvements. Understanding this distinction is crucial for tax purposes too.
- Repair = restoring to previous condition. Tax deductible.
- Improvement = upgrading or enhancing. NOT deductible (capital expenditure).
Examples:
- Replacing broken boiler with similar model = Repair
- Upgrading boiler to smart/more efficient = Improvement
- Replacing rotten window frames like-for-like = Repair
- Replacing single glazing with double glazing = Improvement
What if tenant refuses access for repairs?
Landlords have a legal right to enter the property for repairs with 24 hours' written notice. If the tenant persistently refuses, this is a tenancy breach.
- Give 24 hours' written notice (email or letter)
- Arrange a reasonable time
- If refused, document every attempt
- Persistent refusal = Ground 12 breach (discretionary eviction ground)
- For genuine emergencies (gas leak, flooding), you may enter without notice
Can tenant withhold rent for repairs?
No. Tenants cannot legally stop paying rent because repairs haven't been done - this creates arrears and can lead to eviction. But they DO have other options.
What tenants CAN do:
- Complain to the local council (who can issue improvement notices)
- Take landlord to court for breach of repairing obligations
- In limited circumstances, do repairs themselves and deduct from rent ("repair and deduct")
The "repair and deduct" route requires giving notice first and is risky - tenants should seek advice before attempting it.
Frequently asked questions
Who repairs the boiler - landlord or tenant?
The landlord. Boilers are part of the heating and hot water system, which Section 11 requires landlords to maintain. This is true even if the boiler was working when the tenancy started.
What if tenant caused the damage?
If the tenant (or their guests) caused the damage, the tenant is responsible. You can deduct repair costs from the deposit at the end of the tenancy, or pursue them for costs during the tenancy.
Do I have to repair fair wear and tear?
Gradual deterioration from normal use is the landlord's responsibility. You cannot charge tenants for worn carpets, faded paint, or general ageing. You CAN charge for damage beyond normal wear.
What about communal areas in flats?
Check the lease. Usually the freeholder or management company is responsible for communal areas. You may pass service charges to tenants if the tenancy agreement allows.
Managing this yourself?
LandlordOS helps UK landlords stay compliant and organised:
- Automatic compliance reminders for Gas Safety, EICR, EPC
- Document storage with AI-powered certificate reading
- Tenancy tracking and rent management
LandlordOS tip
Document everything. When a tenant reports a repair, log the date and what was reported. When you arrange the repair, log that too. This protects you if there's ever a dispute or council complaint.