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Housing Repairs — What Your Landlord Must Fix by Law

Your landlord has a legal duty to keep your rented property in good repair. This isn't optional — it's set out in Section 11 of the Landlord and Tenant Act 1985 (England and Wales) and the Repairing Standard (Scotland). If your landlord refuses to carry out necessary repairs, you have several routes to force them to act.

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What landlords are legally required to repair

Under Section 11 of the Landlord and Tenant Act 1985 (England and Wales), your landlord must keep the following in repair and proper working order:

  • ✓The structure and exterior of the property (roof, walls, windows, doors, guttering)
  • ✓Basins, sinks, baths and sanitary fittings including pipes
  • ✓Heating and hot water installations
  • ✓Gas pipes and boilers
  • ✓Electrical wiring
  • ✓Any communal areas in flats (stairwells, hallways, lifts)
Scotland — the Repairing Standard: Scottish landlords must ensure the property meets the Repairing Standard at all times during the tenancy. This covers the same categories plus energy efficiency requirements and smoke/carbon monoxide detectors. Complaints go to the First-tier Tribunal for Scotland.

Reporting repairs — do it in writing

Before any legal action, you must report the repair to the landlord and give them reasonable time to fix it. Always do this in writing — not just by phone.

1
Report the repair in writing
Email, text, or letter — any written record is valid. State the problem clearly, when it started, and any impact on your health or use of the property. Keep a copy.
2
Give reasonable time to respond
What counts as 'reasonable' depends on urgency. A broken boiler in winter should be fixed within days. A dripping tap might allow a few weeks. Emergency issues (gas leak, flooding) require immediate action.
3
Follow up in writing if no response
If there's no response or the repair isn't done, send a formal reminder. State that you will take further action if the repair isn't completed within a specific date.
4
Keep records throughout
Photograph or video the problem, noting dates. Keep all correspondence. This evidence is essential if you need to escalate.
Don't withhold rent without proper legal advice first. Rent withholding can expose you to eviction proceedings even if the landlord is in the wrong. There are safer routes available.

What to do when the landlord ignores you

If the landlord hasn't responded or the repair hasn't been done after giving reasonable notice, you have several options:

Environmental Health
Contact your local council's Environmental Health team. They have the power to inspect the property and issue an Improvement Notice or Emergency Remedial Action order if the property is hazardous. Free and effective.
Housing Tribunal (Scotland)
Apply to the First-tier Tribunal for Scotland for a Repairing Standard enforcement order. The landlord must then carry out works or face further action.
Rent Repayment Order
In some circumstances — particularly where the property has been deemed hazardous — you can apply for a rent repayment order for rent paid while the property was unfit.
Small Claims / County Court
You can sue the landlord for breach of the repairing covenant. A court can order them to carry out works and/or pay damages for any impact on your health or enjoyment of the property.

The formal letter — why it matters

A formal letter before action is often the most effective first step. Many landlords take action when they receive a letter that references their legal obligations specifically — it makes clear you know your rights and are prepared to escalate.

  • ✓Reference the specific legislation (s.11 Landlord and Tenant Act 1985, or the Repairing Standard in Scotland)
  • ✓Set out the repair problem with dates and any health impact
  • ✓Give a clear deadline for the repair to be completed
  • ✓State the action you will take if the deadline passes (Environmental Health referral, tribunal, court)
  • ✓Keep the tone firm but factual — not emotional
Ash can draft a repair letter specific to your situation, referencing the correct legislation for your nation, your landlord's details, and the specific problems you've reported.

Get advice about your specific situation

Ash is a free UK guidance assistant. Ask about your rights, get step-by-step guidance, and generate a formal letter if you need one.

Talk to Ash — it's free

No sign-up · No account · Works for England, Scotland, Wales & Northern Ireland

Related guides

Eviction
If your landlord threatens eviction after you report repairs, retaliatory eviction protections apply.
Deposits
Property condition disputes at the end of a tenancy.