Landlord won't make repairs in England
The rules that apply in England, from official sources.
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General legal information from official sources, not legal advice. You decide what to do.
What this problem is
Landlords in England and Wales must keep the structure, exterior and key installations in repair, and the home must be fit to live in. Repairs are usually due within a reasonable time after you report the problem.
Your rights in plain English
Your landlord's repair duties
Landlord and Tenant Act 1985, s. 11. In most tenancies under 7 years, the landlord must keep the structure and exterior, and the water, gas, electricity, sanitation and heating installations, in repair.
Verified source: Landlord and Tenant Act 1985, s. 11 — Repairing obligations in short leases(opens in a new tab)Landlord and Tenant Act 1985, s. 9A. The landlord must make sure the home is fit for human habitation when the tenancy starts and throughout it.
Verified source: Landlord and Tenant Act 1985, s. 9A — Fitness for human habitation(opens in a new tab)
Time limit for a court claim
6 years from the date the landlord broke the repairing obligation (to start a court claim)
Verified source: Limitation Act 1980, s. 5 — Time limit for actions founded on simple contract(opens in a new tab)
Key deadlines
| Deadline | Source |
|---|---|
| Latest date to start a court claim (counting from when you reported it): 6 years (the date the landlord broke the repairing obligation (to start a court claim)) |
The official process
Report it in writing
Tell your landlord or agent about each problem in writing, and keep a copy.
Allow a reasonable time
What's reasonable depends on how serious the problem is. Emergencies should be dealt with quickly.
Complain and escalate
Use your landlord's complaints process. Your council can inspect serious hazards, and social tenants in England can go to the Housing Ombudsman.
Consider a court claim
If repairs still aren't done, you may be able to claim through the courts. Get advice first.
Common mistakes
- Reporting problems only by phone.
- Holding back rent: this can put your home at risk.
- Not keeping dated photos and copies of messages.
Questions
Is this free?
The information on this page and your personalised results are free. If you want us to prepare a repair request for you to review and send, the price is shown before you start.
Does this cover Wales?
Yes. In Wales the duties come from the Renting Homes (Wales) Act 2016, and we show the Welsh rules when you choose Wales.
Get help from a person
Free and low-cost help, and official bodies that can step in.
- ShelterFree housing advice for renters in England.
- Citizens AdviceFree, independent advice on housing, consumer, money and legal problems in England.
- Housing Ombudsman ServiceFree, independent complaints service for council and housing association tenants in England.
Sources
Every rule on this page comes from these official sources. We check them regularly.
- Landlord and Tenant Act 1985, s. 11 — Repairing obligations in short leasesThe National Archives (legislation.gov.uk) · checked 24 Oct 2026
- Landlord and Tenant Act 1985, s. 9A — Fitness for human habitationThe National Archives (legislation.gov.uk) · checked 24 Oct 2026
- Limitation Act 1980, s. 5 — Time limit for actions founded on simple contractThe National Archives (legislation.gov.uk) · checked 24 Oct 2026
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