How Long Can a Landlord Take to Do Repairs UK?

Is there a legal time limit for repairs?

No. The law doesn't specify exact timeframes for most repairs. Section 11 of the Landlord and Tenant Act 1985 requires landlords to carry out repairs within a 'reasonable time' once notified - but doesn't define what 'reasonable' means.

This deliberately vague wording allows flexibility based on:

• The severity and urgency of the repair
• Impact on the tenant's health and safety
• Availability of contractors and parts
• Whether temporary solutions are possible

Courts interpret 'reasonable' on a case-by-case basis, but industry standards have emerged as practical guidance.

What counts as emergency vs urgent vs routine?

Repairs fall into three categories based on their impact on habitability and safety. The table below shows industry-standard response times that courts generally consider 'reasonable'.

These timeframes represent best practice. For a full breakdown of what you're legally required to repair, see our landlord repair responsibilities guide.

What is a 'reasonable' timeframe?

Courts consider multiple factors when deciding if you acted within a reasonable time: the nature of the repair, impact on the tenant, your response after being notified, and any genuine obstacles you faced.

Key principles from case law:

• The clock starts when you're notified - Not when the problem started. Document when you received the report.
• Acknowledgment matters - Responding quickly, even if you can't fix immediately, shows good faith.
• Temporary solutions count - Providing a heater while awaiting boiler parts demonstrates reasonableness.
• Communication is crucial - Keep tenants updated on progress and expected timescales.
• Repeated failures are viewed harshly - Multiple attempts at the same repair suggests unreasonable delay.

What are Awaab's Law timescales?

Awaab's Law introduces the first specific legal timeframes for damp and mould repairs. Initially applying to social housing, it's expected to extend to private landlords under the Renters' Rights Act.

The mandatory timescales under Awaab's Law are:

• Acknowledge within 14 days - Written response to hazard report
• Investigate within 7 days - Of the written response
• Start repairs within 7 days - Of completing investigation
• Emergency repairs within 24 hours - If hazard poses immediate risk

For complete details on how this affects private landlords, read our Awaab's Law guide for landlords.

What can tenants do if landlord doesn't repair?

Tenants have several enforcement options if you fail to complete repairs within a reasonable time, from council complaints to court claims for compensation.

The escalation path tenants typically follow:

1. Written complaints - Formal letters creating a paper trail
2. Council environmental health complaint - Can result in improvement notices
3. Rent Repayment Orders - If the property is a licensable HMO or in a selective licensing area
4. County Court claim - For breach of contract and compensation
5. Disrepair claims through solicitors - 'No win, no fee' firms actively pursue these

Defending against disrepair claims is expensive. Acting promptly on repairs is always more cost-effective.

Council enforcement powers

Local councils have strong enforcement powers under the Housing Act 2004 and can issue improvement notices, prohibition orders, and civil penalties up to £30,000.

What councils can do:

• Improvement notices - Require specific repairs within a set timeframe
• Prohibition orders - Ban use of all or part of a property
• Emergency remedial action - Council does the work and bills you
• Civil penalties - Up to £30,000 per offence (or prosecution)
• Banning orders - For serious or repeat offenders

The Housing Health and Safety Rating System (HHSRS) guides their assessment. Category 1 hazards require mandatory action.