How Long Does a Landlord Have to Do Repairs? (UK)
Updated 5 October 2026 · Sources listed below
There is no fixed legal deadline for most repairs by a private landlord: they must do them within a reasonable time of being told, and what is reasonable depends on how urgent the problem is. For emergencies such as a leaking pipe or unsafe wiring, Shelter says it is reasonable to ask for a fix within 24 hours. Report the problem in writing now, because the clock starts when your landlord is told, and use the letter template below if it is not fixed.
The short answer
Under section 11 of the Landlord and Tenant Act 1985, your landlord must keep the structure and exterior in repair, along with the installations for water, gas, electricity, sanitation and heating. The duty starts when they are told about the problem, so the date you report it is the date that counts. There is no fixed statutory deadline for most repairs — the standard is a reasonable time, judged against how serious the problem is.
Contents
What counts as a reasonable time
The law does not set a number for private tenancies. In practice, timescales are judged against severity, and social landlords commonly work to published targets that give a useful benchmark. A boiler failure in winter is not the same as a dripping tap, and a court would not treat them the same way.
Benchmarks used in practice
- Emergency (risk to safety, no heating in winter, major leak, no water): same day or within 24 hours
- Urgent (partial loss of an essential service, a leak causing damage): a few days
- Routine (non-urgent repairs that do not affect safety or essential services): longer, but still a reasonable time — a social landlord's published repair targets can be a useful comparison
- The clock starts when you REPORT it, not when the landlord decides to act
When it is too early to escalate
This is the part most guides skip. If you reported a non-urgent repair four days ago and had a reasonable reply, you do not yet have a complaint that will go anywhere — and sending a formal letter now can make the relationship harder without gaining you anything. What you should do instead is build the record, so that if it does drag on, your position is already documented.
Build the record first
- Report it in writing even if you also phoned — a phone call you cannot evidence is a phone call that did not happen
- Photograph the problem with something showing the date if you can
- Keep every reply, including the ones that promise action
- Give a routine repair a fair run before escalating — roughly a month, unless it is getting worse
What your landlord is and is not responsible for
Section 11 cannot be contracted out of, so a clause in your tenancy agreement making you responsible for these things does not bind you. It does not cover everything, though, and knowing the boundary saves you from asking for something you will not get.
Who is responsible
- Landlord: structure and exterior, including roof, walls, windows and drains
- Landlord: basins, sinks, baths and sanitary fittings
- Landlord: installations for water, gas, electricity, space heating and water heating
- Usually you: your own possessions, and damage you or your visitors caused
- Usually you: minor upkeep such as changing bulbs and unblocking a sink you blocked
If writing to the landlord does not work
Your council's environmental health team can inspect the property under the Housing Health and Safety Rating System and require the landlord to act where they find a serious hazard. This is free, and it does not require you to go to court. A written complaint to your landlord first is normally expected, which is another reason the record matters.
Escalation route
- Complain to the landlord or agent in writing, and keep a copy
- If they have a complaints procedure, exhaust it and keep the reference
- Contact your council's environmental health team and ask for an inspection
- For a serious disrepair claim, take free advice before starting court action
Repair request letter example
Edit this template with your facts, dates, and requested outcome before sending.
Subject: Outstanding repair — [address] Dear [Landlord/Agent], I am writing about the [describe repair] at [address], which I first reported on [date] by [email/phone/portal]. On [date] I was told [what you were told, if anything]. The repair has not been carried out and the problem is continuing. [Describe the current effect — for example, the room cannot be used, or the heating is not working.] Under section 11 of the Landlord and Tenant Act 1985, repairs to the structure, exterior and the installations for water, gas, electricity, sanitation and heating are your responsibility, and must be completed within a reasonable time of being reported. I would ask that the repair is completed, and that you confirm in writing within 14 days what will be done and when. A record of my earlier contact is my [email/message] of [date]. Kind regards, [Your Name]
Common mistakes to avoid
- Reporting repairs only by phone, leaving no evidence the report was ever made
- Withholding rent as leverage — this puts your tenancy at risk and rarely helps your case
- Waiting months before putting anything in writing, then having no dated record of the first report
- Describing the problem emotionally rather than saying what is broken, since when, and what it stops you doing
- Asking for compensation before the repair itself has been requested clearly
- Assuming a clause in the tenancy agreement can remove the landlord's section 11 duties — it cannot
Next steps
- 1Find the date you first reported the problem and any evidence of it
- 2Take photographs of the current state of the repair
- 3Write to the landlord or agent setting out the dates and asking for a written response
- 4Diarise 14 days and note whether they replied at all
- 5If there is no response, contact your council's environmental health team
Sources
- Landlord and Tenant Act 1985, section 11 (repairing obligations)
- GOV.UK: Private renting — repairs
- Shelter: How long should a private landlord take to do repairs
- Shelter: Complain to environmental health about private rented housing
Rules and deadlines change. Check the official source before relying on a date or amount.
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