Landlord repairs and disrepair: your rights as a tenant

Living with a leaking roof, a broken boiler or black mould is stressful and can affect your health. Tenants in England and Wales have legal rights to have certain repairs carried out and to live in a home that is safe. This guide explains who is responsible for what and the steps you can take. It is general information, not advice on your situation.

Your landlord's repairing obligations

For most tenancies of a home for less than seven years, section 11 of the Landlord and Tenant Act 1985 (opens in a new tab) makes the landlord responsible for keeping in repair:

• the structure and exterior of the home, including walls, roof, windows, doors, drains and gutters
• installations for the supply of water, gas and electricity, and for sanitation, such as basins, sinks, baths and toilets
• installations for space heating and heating water, such as boilers and radiators

These obligations cannot be removed by the tenancy agreement. Your tenancy agreement may also give your landlord further responsibilities.

The landlord's duty generally starts once they know, or should know, about the problem, so it is important to report repairs. Tenants are usually responsible for minor matters such as changing light bulbs and for damage they or their visitors cause.

Fitness for human habitation

Since the Homes (Fitness for Human Habitation) Act 2018, tenancies in England have included an implied term that the landlord must ensure the home is fit for human habitation at the start of the tenancy and throughout it. This is in section 9A of the Landlord and Tenant Act 1985 (opens in a new tab). It covers serious problems such as severe damp and mould, lack of hot water, dangerous electrics or serious pest infestations. Tenants can take their landlord to court if the home is unfit.

Damp and mould

Damp and mould can be caused by structural problems, such as leaks, rising damp or poor ventilation, or made worse by condensation. Government guidance on damp and mould for landlords (opens in a new tab) says landlords should not blame tenants' lifestyles and should act quickly to identify and tackle the underlying cause.

Awaab's Law

Awaab's Law sets legal deadlines for landlords to investigate and fix certain hazards. It applies to social housing: the first phase, covering emergency hazards and significant damp and mould, came into force in October 2025, and the government has said further hazards will be added in later phases.

For private renters, the Renters' Rights Act 2025 allows Awaab's Law to be extended to the private rented sector. At the date of this guide, the government was consulting on how and when to extend it (opens in a new tab), and it did not yet apply to private tenancies.

Step 1: report the problem in writing

Tell your landlord or letting agent about the problem in writing, by email or letter, and keep a copy. Describe the problem, when it started and any effect on your health or belongings. Include dated photos or videos. If the problem gets worse, write again.

Allow access for inspection and repairs at reasonable times. Landlords should normally give at least 24 hours' notice, except in an emergency.

Step 2: complain formally

If nothing happens, use your landlord's complaints procedure.

• Social housing tenants (council or housing association) can take an unresolved complaint to the Housing Ombudsman (opens in a new tab), which is free.
• Private tenants: the Renters' Rights Act creates a new Private Rented Sector Landlord Ombudsman. The government's roadmap expects landlords to be required to join it from 2028, so check whether it is available for your complaint yet. If your agent is a member of a redress scheme, you can complain to that scheme about the agent.

Step 3: contact your council

Your local council's environmental health or private housing team can inspect a privately rented home using the Housing Health and Safety Rating System (HHSRS) under the Housing Act 2004. If it finds serious hazards, it can require the landlord to carry out works and, in some cases, prosecute or issue civil penalties. GOV.UK explains how to complain to your council about your landlord (opens in a new tab).

Protection from retaliatory eviction

Since section 21 was abolished in England on 1 May 2026, a landlord must have a legal ground to end a private tenancy. A request for repairs is not one of them. If you receive a notice after asking for repairs, get advice; our eviction guide explains the process.

Do not stop paying rent

Withholding rent because of disrepair is risky and can give your landlord a ground for possession. There is a limited legal procedure for tenants to carry out repairs and deduct the cost from rent, but it has strict requirements. Get advice before taking this route.

Making a disrepair claim

If your landlord fails to carry out repairs, you may be able to bring a claim in the county court for an order that the work be done, and for compensation for inconvenience, damage to belongings and any effect on your health.

Before starting a claim, you are expected to follow the Pre-Action Protocol for Housing Conditions Claims (opens in a new tab), which involves sending a letter of claim and allowing the landlord to respond and inspect.

Smaller claims may be allocated to the small claims track. Under the Civil Procedure Rules, housing disrepair claims are usually only on the small claims track where the cost of repairs and any other damages are each not more than £1,000. Our small claims guide explains that process. Legal aid may be available for disrepair that poses a serious risk of harm to health or safety; check if you can get legal aid (opens in a new tab).

Wales

In Wales, the Renting Homes (Wales) Act 2016 requires landlords to keep homes fit for human habitation and in repair, with its own rules for "occupation contracts". Shelter Cymru (opens in a new tab) can help.

Checklist

• Report every problem in writing, with photos.
• Keep a diary of the problem and any effect on your health and belongings.
• Use the complaints procedure, then the ombudsman or the council.
• Keep paying rent unless you have taken advice.
• Get advice before starting a claim.

Where to get help

Shelter's repairs advice (opens in a new tab) and Citizens Advice (opens in a new tab) explain your options in detail. See our free legal help page for more.

Sources

1. section 11 of the Landlord and Tenant Act 1985 (opens in a new tab) (legislation.gov.uk)
2. section 9A of the Landlord and Tenant Act 1985 (opens in a new tab) (legislation.gov.uk)
3. damp and mould for landlords (opens in a new tab) (gov.uk)
4. consulting on how and when to extend it (opens in a new tab) (gov.uk)
5. Housing Ombudsman (opens in a new tab) (housing-ombudsman.org.uk)
6. complain to your council about your landlord (opens in a new tab) (gov.uk)
7. Pre-Action Protocol for Housing Conditions Claims (opens in a new tab) (justice.gov.uk)
8. check if you can get legal aid (opens in a new tab) (gov.uk)
9. Shelter Cymru (opens in a new tab) (sheltercymru.org.uk)
10. Shelter's repairs advice (opens in a new tab) (england.shelter.org.uk)
11. Citizens Advice (opens in a new tab) (citizensadvice.org.uk)

Sources checked for the update dated 15 October 2026. Spotted an error? Tell us and read how we handle corrections.