Rental property maintenance: what landlords are responsible for

What the landlord must repair

For most residential tenancies, section 11 of the Landlord and Tenant Act 1985 makes the landlord responsible for keeping these in repair:

• The structure and exterior of the home, including drains, gutters and external pipes
• Installations for the supply of water, gas and electricity
• Installations for sanitation, including basins, sinks, baths and toilets
• Installations for space heating and heating water

Fit to live in

Under the Homes (Fitness for Human Habitation) Act 2018, a rented home must also be fit for human habitation at the start of the tenancy and throughout it. Serious problems such as damp and mould, a lack of hot water or an unsafe layout can make a home unfit.

Acting on a report

Your duty generally begins once you know about the problem, so a clear route for tenants to report repairs protects you both. Acknowledge each report, give a realistic timescale, and deal with anything affecting safety, heating or water first.

What the tenant is responsible for

Tenants must use the property in a tenant-like way: small jobs such as changing light bulbs, keeping drains clear of their own blockages, and reporting problems promptly. They are responsible for damage they or their visitors cause.

Keep a record of every job

For each repair, note when it was reported, when it was booked, who did the work, what it cost and when it was finished. That record is what settles a dispute, supports a deposit deduction, and tells you how much each property really costs to run.

Where this applies

This guide covers England. Wales, Scotland and Northern Ireland have their own rules, so check the requirements for where your property is.