How the law splits repairs
Section 11 of the Landlord and Tenant Act 1985 puts the big things on the landlord: the structure and exterior of the property, and the installations for water, gas, electricity, sanitation, heating and hot water. It applies to nearly every private tenancy and the tenancy agreement cannot take it away. The landlord must act within a reasonable time of being told about a problem, and the tenant must tell them.
The tenant's side is everyday upkeep, which the law calls behaving in a tenant-like manner: bulbs, batteries, keeping the home clean and aired, and paying for any damage they or their guests cause. Everything Section 11 does not mention, such as appliances, furniture, decoration and fences, is decided by the tenancy agreement.
The full list
Every problem the checker covers, with the answer and the law behind it. England only; Wales and Scotland have similar duties under different Acts.
Structure and outside
| Leaking roof | Landlord. The landlord is responsible for a leaking roof. The roof is part of the structure and exterior of the property, which the landlord must keep in repair whatever the tenancy agreement says. Section 11(1)(a), Landlord and Tenant Act 1985 |
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| Blocked or broken gutters, drains or outside pipes | Landlord. The landlord is responsible for gutters, drains and external pipes, which the Act names as part of the exterior. The exception is a blockage the tenant caused, for example by pouring fat down a drain, which the tenant can be asked to pay for. Section 11(1)(a), Landlord and Tenant Act 1985 |
| Cracks in walls or ceilings | Landlord. The landlord is responsible for cracks in the structure, including plaster that forms part of the wall or ceiling. Small cosmetic marks are decoration rather than repair, and the tenancy agreement says who decorates. Section 11(1)(a), Landlord and Tenant Act 1985 |
| Broken fence or garden wall | It depends. A boundary fence or garden wall is not clearly part of the structure of the dwelling itself, so Section 11 does not settle it and the tenancy agreement does. Most agreements put fences on the landlord, and many landlords repair them anyway because a boundary is their asset. Tenancy agreement; Section 11 covers the dwelling-house, not every boundary |
Heating, water and gas
| Boiler broken, no heating | Landlord. The landlord is responsible for the boiler and the heating system. Installations for space heating are the landlord's to keep in repair and proper working order, and no heating in cold weather is urgent, so a reasonable time to fix it is days, not weeks. Section 11(1)(c), Landlord and Tenant Act 1985 |
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| No hot water | Landlord. The landlord is responsible for hot water. Installations for heating water are the landlord's to keep in repair and proper working order, and a home without hot water is treated as urgent. Section 11(1)(c), Landlord and Tenant Act 1985 |
| Radiator not heating up | Landlord. The landlord is responsible for radiators, as part of the space heating installation. Bleeding a radiator that has trapped air is reasonable everyday upkeep for a tenant to try first; a radiator that stays cold after bleeding, or a leaking valve, is the landlord's repair. Section 11(1)(c), Landlord and Tenant Act 1985 |
| Smell of gas | Landlord. The landlord is responsible for the gas installation and for an annual safety check of every gas appliance and flue they provide. A smell of gas is an emergency before it is a repair: the tenant should open windows, not use switches or flames, and call the National Gas Emergency number on 0800 111 999. Section 11(1)(b), Landlord and Tenant Act 1985; Regulation 36, Gas Safety (Installation and Use) Regulations 1998 |
| Burst or leaking pipe | Landlord. The landlord is responsible for the pipes that supply water, and for a leak from them. A tenant should turn off the stopcock to limit the damage and report it straight away; damage caused by a leak the tenant failed to report can become the tenant's problem. Section 11(1)(b), Landlord and Tenant Act 1985 |
| Low or no water pressure | Landlord. The landlord is responsible for the water installation inside the property, so a pressure problem from a pump, a valve or the pipework is theirs. If the whole street has low pressure, it sits with the water company, not the landlord. Section 11(1)(b), Landlord and Tenant Act 1985 |
Electrics
| No power, or the electrics keep tripping | Landlord. The landlord is responsible for the electrical installation, from the consumer unit to the sockets and light fittings. A private landlord in England must also have the installation inspected at least every five years and give the tenant the report. Section 11(1)(b), Landlord and Tenant Act 1985; Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 |
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| Light bulb gone | Tenant. The tenant replaces light bulbs. Bulbs are consumables, like batteries, and are the tenant's to buy and fit. The light fitting and the wiring behind it are the landlord's. Everyday upkeep expected of a tenant; not covered by Section 11 |
| Broken socket or light switch | Landlord. The landlord is responsible for sockets and switches, which are part of the installation for the supply of electricity. A tenant should stop using a damaged socket and report it rather than attempt a repair. Section 11(1)(b), Landlord and Tenant Act 1985 |
Kitchen and bathroom
| Blocked toilet, sink or shower | It depends. It depends on what caused the blockage. Basins, sinks, baths and toilets are sanitary installations the landlord must keep in working order, but a blockage caused by the tenant, such as wipes, fat or hair, is the tenant's to clear or to pay for. Section 11(1)(b), Landlord and Tenant Act 1985; tenant's duty to use the property in a tenant-like manner |
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| Toilet not flushing or constantly running | Landlord. The landlord is responsible for the toilet and its cistern, which are part of the sanitation installation, unless the tenant damaged it. Section 11(1)(b), Landlord and Tenant Act 1985 |
| Dripping or leaking tap | Landlord. The landlord is responsible for taps, as part of the installation for the supply of water, including a worn washer. It is not urgent, so a reasonable time to fix it is longer than for a leak, but it should not be left. Section 11(1)(b), Landlord and Tenant Act 1985 |
| Extractor fan not working | Landlord. The landlord is responsible for an extractor fan they provided. It is not named in Section 11, but a home must be fit to live in and free of serious damp, and a broken fan in a bathroom or kitchen is the usual start of a mould problem. Homes (Fitness for Human Habitation) Act 2018; fixture provided with the tenancy |
| Damaged kitchen units or worktop | It depends. It depends on how it happened. The landlord covers fair wear and tear on the kitchen they provided. Damage caused by the tenant or their guests, such as a burn or a broken door, is the tenant's to pay for. Tenancy agreement; fair wear and tear versus tenant damage |
Damp, mould and pests
| Damp or mould | It depends. It depends on the cause, but the landlord must investigate. Damp from a leak, a structural defect, rising damp or inadequate ventilation or heating is the landlord's to fix, and a home with serious mould is not fit to live in. Condensation from how the home is used, with windows never opened and washing dried on radiators, is the tenant's to manage, though the landlord still has to check that the property gives them a fair chance to. Section 11, Landlord and Tenant Act 1985; Homes (Fitness for Human Habitation) Act 2018 |
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| Condensation on windows | It depends. It depends. Some condensation in winter is normal and managing it, by ventilating and heating the home, is the tenant's. Heavy condensation that leads to mould points to poor ventilation, single glazing or an unheatable property, which is the landlord's to put right. Homes (Fitness for Human Habitation) Act 2018; tenant's duty to use the property in a tenant-like manner |
| Mice, rats or insects | It depends. It depends on the cause. Pests that get in through disrepair, such as gaps in the structure, or that were present when the tenancy started, are the landlord's problem. An infestation caused by how the tenant keeps the home, such as food waste left out, is the tenant's. Section 11(1)(a), Landlord and Tenant Act 1985; Homes (Fitness for Human Habitation) Act 2018 |
Doors, windows and security
| Broken window | It depends. It depends on how it broke. Windows are part of the exterior, so a window that fails through age, weather or a faulty frame is the landlord's. A window broken by the tenant or their guests is the tenant's to pay for, though the landlord may arrange the repair. Section 11(1)(a), Landlord and Tenant Act 1985; tenant damage |
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| Window will not close or lock | Landlord. The landlord is responsible for a window that will not close or lock, as part of the exterior of the property, and a home that cannot be secured is treated as urgent. Section 11(1)(a), Landlord and Tenant Act 1985 |
| Front door or lock broken | Landlord. The landlord is responsible for external doors and their locks, which are part of the exterior, and a home that cannot be secured is urgent. Lost keys are a different matter and are the tenant's. Section 11(1)(a), Landlord and Tenant Act 1985 |
| Lost keys or locked out | Tenant. The tenant is responsible for lost keys and for the cost of a locksmith or replacement keys, unless the tenancy agreement says otherwise. If the landlord changes the lock as a result, they should give the tenant a new key. Tenancy agreement; not a repair under Section 11 |
Appliances and furnishings
| Washing machine, fridge or dishwasher broken | It depends. It depends on who supplied it and what the tenancy agreement says. Appliances are not covered by Section 11. If the landlord supplied it, most agreements make it the landlord's to repair or replace, and most landlords do. An appliance the tenant brought with them is the tenant's. Tenancy agreement; appliances are not within Section 11 |
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| Oven or cooker not working | It depends. It depends on who supplied it and what the tenancy agreement says, as for any appliance. One fixed point: a gas cooker the landlord provided must be included in the landlord's annual gas safety check. Tenancy agreement; Regulation 36, Gas Safety (Installation and Use) Regulations 1998 for a landlord's gas cooker |
| Worn or broken furniture in a furnished let | It depends. It depends on how it happened. The landlord covers fair wear and tear on furniture they provided; the tenant pays for damage beyond that. Furniture the landlord supplies must also meet fire safety standards. Tenancy agreement; Furniture and Furnishings (Fire) (Safety) Regulations 1988 |
| Tired decoration, peeling paint | It depends. It depends on the tenancy agreement. Interior decoration is not a repair under Section 11, so the agreement decides, and it usually puts redecoration on the landlord between tenancies while stopping the tenant from redecorating without permission. Peeling paint caused by damp or a leak is a repair and the landlord's. Tenancy agreement; Section 11 where the cause is disrepair |
Garden and outside space
| Overgrown garden | Tenant. The tenant keeps the garden tidy, usually under a clause in the tenancy agreement, which means mowing, weeding and clearing. Trees, large hedges and anything structural, such as a collapsed shed or patio, are the landlord's. Tenancy agreement; tenant's duty to use the property in a tenant-like manner |
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Alarms and safety checks
| Smoke alarm not working | Landlord. The landlord must have a working smoke alarm on every storey with living accommodation at the start of the tenancy, and must repair or replace an alarm once the tenant tells them it is faulty. Testing the alarm and changing a battery in a battery-powered one is reasonable for the tenant to do. Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended 2022 |
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| No carbon monoxide alarm | Landlord. The landlord must fit a carbon monoxide alarm in any room used as living accommodation that has a fixed combustion appliance, such as a gas boiler or a wood burner, but not a gas cooker. It must work at the start of the tenancy and be repaired or replaced once reported faulty. Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended 2022 |
| Annual gas safety check | Landlord. The landlord must have every gas appliance, flue and pipework they provide checked by a Gas Safe registered engineer every 12 months, give the tenant a copy of the record within 28 days, and keep records for two years. Regulation 36, Gas Safety (Installation and Use) Regulations 1998 |
| Electrical safety inspection (EICR) | Landlord. The landlord must have the electrical installation inspected and tested by a qualified person at least every five years, give the tenant a copy of the report within 28 days, and carry out any remedial work it requires within 28 days. Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 |
Common questions
What repairs is a landlord responsible for in England?
Under Section 11 of the Landlord and Tenant Act 1985, a landlord must keep in repair the structure and exterior of the property, including drains, gutters and external pipes, and keep in repair and proper working order the installations for the supply of water, gas and electricity, for sanitation, and for space heating and heating water. This applies to almost every private tenancy of under seven years and cannot be removed by the tenancy agreement.
What repairs is a tenant responsible for?
A tenant is responsible for everyday upkeep, described in law as using the property in a tenant-like manner: changing light bulbs and batteries, keeping the home clean and ventilated, keeping the garden tidy where the tenancy says so, and clearing blockages they caused. A tenant also pays for damage caused by them or their guests, beyond fair wear and tear, and must report problems promptly.
How quickly does a landlord have to do a repair?
Within a reasonable time of being told about it, which is not a fixed number of days. What is reasonable depends on how serious the problem is: no heating, no hot water, a leak or a home that cannot be secured are urgent and should take days, while a dripping tap can wait longer. Gas safety checks and electrical inspections have their own fixed deadlines.
Can a tenancy agreement make the tenant responsible for repairs?
Not for the repairs covered by Section 11 of the Landlord and Tenant Act 1985. A clause that tries to put the structure, exterior, or the water, gas, electricity, sanitation or heating installations on the tenant has no effect. The agreement can decide the things Section 11 does not cover, such as appliances, decoration, fences and gardens.
Who is responsible for damp and mould in a rented home?
It depends on the cause, and the landlord must investigate. Damp from a leak, a structural defect, rising damp, or a property that cannot be ventilated or heated properly is the landlord's to fix, and a home with serious mould is not fit for human habitation. Condensation caused purely by how the home is used is the tenant's to manage, but the landlord still has to make sure the property gives them a fair chance to.
Does this apply in Wales and Scotland?
This checker covers England. Wales has similar landlord duties under the Renting Homes (Wales) Act 2016, and Scotland under the Repairing Standard in the Housing (Scotland) Act 2006. The split between landlord and tenant is broadly the same, but the legal references differ.