Who Is Responsible for Repairs in a Rented Property?

Who Is Responsible for Repairs in a Rented Property? In England, the answer usually depends on what has gone wrong, why the problem happened, and whether the repair falls under the landlord’s legal responsibilities or the tenant’s obligations.

Generally, landlords are responsible for major repairs and for keeping the property’s structure, essential installations, heating and hot water in proper repair. Tenants are normally responsible for looking after the property, reporting problems promptly and paying for damage they or their guests have caused.

This distinction matters because a tenant should not normally be expected to pay for an ageing boiler, a leaking roof or faulty electrical wiring simply because they live in the property. On the other hand, a tenant may be responsible for the cost of damage caused by their own actions.

Think of it like borrowing someone’s car. The owner normally deals with problems caused by the vehicle itself, while the person using it may have to pay if they damage it through careless use. Renting a home works in a similar way, although housing law provides specific legal duties for landlords and tenants.

Who Is Usually Responsible for Repairs in a Rented Property?

For most private rented homes in England, the landlord is responsible for the main structure and exterior of the property and many of its essential installations.

Government guidance states that landlords are responsible for repairs involving:

• The structure and exterior of the property
• Roofs, walls and other structural elements
• Plumbing, pipes and drains
• Sinks, baths and other sanitary fittings
• Heating and hot water systems
• Gas installations and related equipment
• Electrical wiring
• Certain common areas in buildings
• Damage caused by the landlord while attempting repairs

The landlord also has broader responsibilities relating to health and safety in the rented home.

The legal framework is partly based on Section 11 of the Landlord and Tenant Act 1985, which places repairing obligations on landlords for qualifying residential tenancies. These obligations generally include keeping the structure and exterior in repair and maintaining installations for water, gas, electricity, sanitation, space heating and heating water.

However, this does not mean that a landlord must replace every item inside the property whenever it stops working. The exact circumstances matter, and the tenancy agreement can also contain additional responsibilities.

What Repairs Must a Landlord Pay For?

Structural and Exterior Repairs

A landlord is generally responsible for maintaining the structure and exterior of a rented property.

This can include problems involving:

• The roof
• External walls
• Internal structural walls
• Windows and external doors
• Foundations and structural elements
• Gutters and related drainage
• Other parts of the building that fall within the landlord’s repairing obligations

For example, if rain is entering through a defective roof, the tenant would normally report the problem rather than arrange and pay for a new roof themselves.

Shelter’s guidance similarly identifies the roof, walls, windows and main structure among areas generally covered by landlord repair responsibilities.

Plumbing and Sanitation

Problems involving the property’s water and sanitation installations will generally be the landlord’s responsibility.

This can include:

• Water pipes
• Drains
• Toilets
• Sinks
• Baths
• Washbasins
• Other sanitary fittings

So, if a pipe installed as part of the property develops a fault through ordinary deterioration, the landlord would normally be responsible for arranging the repair.

That does not necessarily mean the tenant is never liable for plumbing-related costs. If the tenant causes a blockage or damages an installation through misuse, the situation can be different.

Heating and Hot Water

A functioning heating and hot-water system is an important part of a habitable rented home.

Landlords are generally responsible for repairs to installations serving space heating and heating water. This commonly includes problems involving a landlord-provided boiler or associated heating system.

For example, if a boiler suddenly stops working because of an equipment fault, the tenant should normally report it to the landlord or letting agent rather than pay for a replacement boiler themselves.

The urgency can depend on circumstances. A heating failure during cold weather may require faster attention than a minor cosmetic defect.

Electrical Problems

Landlords have responsibilities for the electrical system and must ensure that electrical equipment and installations they provide are safe.

This can include faults involving:

• Electrical wiring
• Sockets
• Fixed electrical installations
• Other electrical systems supplied with the property

Government guidance states that landlords must ensure the electrical system is safe and that supplied appliances are safe.

A tenant should report dangerous electrical faults immediately. A problem such as exposed wiring, burning smells from a socket or repeated electrical failures should not be treated as an ordinary minor repair.

Gas Appliances and Installations

Where a landlord supplies gas appliances or gas installations, there are important safety responsibilities.

Landlords must have gas equipment safely installed and maintained by an appropriately registered engineer and must arrange the required gas safety checks.

If a landlord-provided gas appliance develops a fault, the tenant should report it rather than attempting a repair themselves.

Gas-related problems can be dangerous, so tenants should follow appropriate emergency safety advice where there is a suspected gas leak or other immediate danger.

What Repairs Are Tenants Responsible For?

Tenants have responsibilities too.

A tenant is generally expected to:

• Take reasonable care of the property
• Report repair problems promptly
• Avoid deliberately or negligently damaging the property
• Pay for damage caused by themselves, household members or guests
• Look after the property in a reasonable way
• Allow appropriate access for inspections and repairs

Government guidance specifically states that tenants can be responsible for damage caused by themselves, their family or their friends.

Damage Caused by the Tenant

Suppose a tenant accidentally puts a hole through an internal door while moving furniture.

That is different from a door becoming defective because of age or normal deterioration.

In the first situation, the tenant may be liable for the resulting damage. In the second, responsibility would generally fall on the landlord if the repair is within the landlord’s legal obligations.

The important question is often not simply what is broken, but why it is broken.

Damage Caused by Family or Guests

A tenant may also be responsible for damage caused by people they allow into the property.

For example, if a guest breaks a window or damages a fixture, the tenant may be required to cover the resulting repair costs.

This is one reason tenants should report accidental damage honestly rather than allowing a small problem to become a much larger one.

Appliances Owned by the Tenant

If a tenant owns an appliance, they are generally responsible for maintaining or repairing it.

For example, if a tenant brings their own:

• Washing machine
• Fridge
• Television
• Microwave
• Dishwasher

the landlord would not normally be responsible for repairing that privately owned appliance.

The situation may be different where an appliance was supplied by the landlord as part of the tenancy.

What About Normal Wear and Tear?

Normal wear and tear is generally not the tenant’s responsibility.

Homes naturally show signs of use over time. Carpets become worn, paint may become less fresh, and fixtures can deteriorate with age.

A tenant should not normally be expected to restore a property to a better condition than it was in when they moved in simply because they lived there.

Shelter notes that tenants are not responsible for normal wear and tear, while landlords remain responsible for many repairs resulting from ordinary deterioration.

For example:

Normal wear and tear:
A carpet gradually becomes worn after several years of ordinary use.

Potential tenant damage:
A large permanent stain is caused by a tenant spilling paint and failing to deal with it.

The difference can affect who ultimately pays.

Who Is Responsible for Damp and Mould?

Damp and mould can be more complicated because the underlying cause matters.

A landlord may be responsible where damp or mould results from defects, disrepair or problems with the structure or installations of the property. For example, a structural defect causing water penetration can fall within the landlord’s responsibilities.

Tenants should report damp and mould as soon as they notice it.

It is not always appropriate to simply tell a tenant to clean mould. If there is an underlying building defect, inadequate ventilation system, leak or other problem that the landlord is responsible for addressing, the cause needs to be investigated.

Government guidance specifically tells private renters to contact their landlord if the property needs repairs or has mould, particularly where the problem could affect health.

What About Condensation?

Condensation can involve several factors, including ventilation, heating, building condition and how the property is used.

That is why it can be risky to assume automatically that either the landlord or tenant is responsible without investigating the cause.

A sensible approach is to report the problem in writing, provide photographs where useful and ask the landlord to investigate the underlying cause.

Are Tenants Responsible for Small Repairs?

Some everyday tasks may reasonably fall to the tenant, depending on the tenancy agreement and circumstances.

Examples can include simple tasks such as changing a light bulb or replacing certain batteries.

Shelter’s guidance also describes tenants as having a responsibility to look after the home and deal with small jobs of this nature.

However, a tenant should not assume that every “small” repair automatically becomes their legal responsibility.

For example, replacing a light bulb is very different from repairing faulty electrical wiring.

When in doubt, check the tenancy agreement and determine whether the issue involves a landlord-maintained installation.

What Does the Tenancy Agreement Say About Repairs?

The tenancy agreement is important, but it cannot simply remove legal responsibilities that apply to the landlord.

A contract may give the tenant responsibility for certain additional tasks or repairs, but statutory repairing obligations can still apply.

GOV.UK advises tenants to check their tenancy agreement when they are unsure about responsibilities, while also making clear that tenants cannot be forced to carry out repairs that are legally the landlord’s responsibility.

This means a clause in a contract should not automatically be treated as the final answer.

If there is a disagreement, it may be necessary to look at the specific tenancy type, the wording of the agreement and the legal obligation involved.

What Should a Tenant Do When Something Needs Repairing?

The safest approach is to report the problem promptly and keep evidence.

1. Report the Problem

Contact the landlord, letting agent or the person responsible for handling repairs.

Give enough information for them to understand the problem.

For example:

“The boiler stopped producing hot water this morning. The heating is also not working.”

This is more useful than simply saying, “The boiler is broken.”

2. Put the Report in Writing

Even if you first report a problem by telephone, follow up in writing where possible.

An email or written message creates a record of:

• What you reported
• When you reported it
• Who you contacted
• Any response you received

Shelter recommends keeping records of repair reports, including when the problem was reported.

3. Take Photographs or Videos

For visible problems, photographs can be useful evidence.

This is particularly helpful with:

• Damp and mould
• Leaks
• Damaged windows
• Cracks
• Water damage
• Unsafe fixtures

Keep the original files and note the date where possible.

4. Give Reasonable Access

Tenants are expected to allow appropriate access so that landlords or contractors can inspect and carry out repairs.

GOV.UK says landlords generally have to give at least 24 hours’ notice for access to inspect or carry out repairs, and the visit should normally take place at a reasonable time, except where immediate access is needed in an emergency.

A tenant who repeatedly refuses reasonable access can make it harder for necessary work to be completed.

How Quickly Must a Landlord Make Repairs?

There is not one universal number of days that applies to every repair.

The appropriate timescale depends on the nature and seriousness of the problem.

A dangerous electrical fault, major water leak or serious heating problem may require much quicker action than a minor cosmetic defect.

Shelter explains that landlords should carry out repairs within a reasonable period, with the seriousness of the problem affecting the expected timescale.

This is why tenants should clearly explain the impact of the problem when reporting it.

For example, saying “there is no heating or hot water” gives the landlord more useful information than simply saying “the boiler needs checking.”

What If the Landlord Refuses to Repair Something?

If a landlord does not deal with a repair, the tenant should normally take a structured approach rather than immediately paying for the work themselves.

Start by making a clear written request.

If there is no response, send a follow-up explaining that the problem remains unresolved.

Keep copies of everything.

If the problem continues, tenants may have additional options depending on the circumstances, including contacting the local council.

GOV.UK states that tenants can contact their council’s environmental health department where repairs are not being carried out and the conditions may harm health or cause a nuisance.

A council can also assess serious housing hazards under the Housing Health and Safety Rating System (HHSRS).

Should a Tenant Stop Paying Rent Because Repairs Have Not Been Done?

Generally, no.

A tenant should not simply stop paying rent because the landlord has failed to carry out a repair.

GOV.UK specifically advises tenants to continue paying rent while waiting for repairs, even where there is a dispute with the landlord.

Withholding rent can create a separate rent-arrears problem.

If the landlord has failed to act, the tenant should instead use the appropriate complaint, council, legal or dispute-resolution route.

Can a Tenant Pay for Repairs and Deduct the Cost From Rent?

This is an area where tenants should be particularly careful.

It can be tempting to think:

“The landlord won’t fix it, so I’ll pay a contractor and take the money off next month’s rent.”

That can create legal and contractual problems if the tenant acts without following the correct process.

Shelter warns that tenants who arrange repair work themselves can potentially become responsible for the work and its consequences, and the landlord may not necessarily reimburse them.

Therefore, do not assume that paying for a repair yourself automatically gives you the right to deduct the cost from rent.

Get appropriate advice before taking that step.

What Happens If the Property Is Unsafe?

A landlord has duties to keep a rented property safe and free from health hazards. These duties include important gas, electrical and fire-safety responsibilities.

If the property has a serious hazard and the landlord does not address it, the local council may be able to investigate.

Examples of potentially serious problems could include:

• Dangerous electrical installations
• Serious structural defects
• Significant water leaks
• Severe damp and mould
• Unsafe heating or gas systems
• Serious fire-safety hazards

The appropriate response depends on the specific circumstances.

Does the 2026 Renters’ Rights Act Change Repair Responsibilities?

The Renters’ Rights Act 2025 introduced major changes to private renting in England from 1 May 2026. However, these tenancy reforms should not be confused with the basic question of who is responsible for ordinary repairs.

The government is also developing further measures concerning housing standards, including proposals relating to serious hazards and conditions in private rented homes.

Importantly, Awaab’s Law currently applies to the social rented sector, not as a general repair rule for all private rented properties. Its first phase came into force for social housing in October 2025, with further changes planned for 2026 and 2027.

So tenants should be careful when reading online articles that apply social-housing rules automatically to private rentals.

A Simple Landlord vs Tenant Repair Guide

This table is a general guide rather than a substitute for examining the particular tenancy and circumstances.

Common Mistakes Tenants Make

Assuming Everything Inside the Property Is the Landlord’s Responsibility

A landlord is responsible for many important repairs, but tenants still have obligations.

If you damage a door, block a drain through misuse or break a fixture, you may have to pay for the resulting damage.

Waiting Too Long to Report a Problem

A small leak can become major water damage.

A tenant should report repair problems promptly, especially where there is a risk to health, safety or the property.

Making Major Repairs Without Permission

Hiring a contractor without discussing the work with the landlord can lead to disagreements about cost, quality and responsibility.

For significant work, get the landlord’s position in writing first unless an emergency requires immediate action.

Stopping Rent Payments

Not paying rent can create another legal problem.

Even when a landlord has failed to repair something, tenants should normally continue paying rent and seek an appropriate remedy instead.

Relying Only on Phone Calls

Phone calls can be useful, but written records are much easier to prove later.

For important repairs, email or another written communication method is preferable.

Common Questions About Rented Property Repairs

Is the landlord responsible for a broken boiler?

Generally, yes, where the boiler is part of the landlord’s heating installation and the problem is within the landlord’s repairing responsibility. The tenant should report the problem rather than arrange a replacement themselves.

Who pays for damage caused by a tenant?

A tenant can be responsible for damage they, their family or their guests cause. The exact amount and method of recovery can depend on the circumstances and the tenancy agreement.

Is a landlord responsible for mould?

Potentially, yes. The important issue is the cause. If mould results from a defect, leak, structural problem or other issue for which the landlord is responsible, the landlord may have to address the underlying problem. Tenants should report mould promptly.

Can a landlord make a tenant do repairs?

A tenant cannot simply be required to carry out repairs that the law makes the landlord’s responsibility. However, tenants do have their own responsibilities, including looking after the property and dealing with damage they cause.

Does a tenant have to let the landlord into the property?

Tenants should allow reasonable access for inspections and repairs. In ordinary circumstances, the landlord should provide at least 24 hours’ notice and visit at a reasonable time. Emergencies can be treated differently.

Final Thoughts

So, who is responsible for repairs in a rented property?

In England, the landlord is generally responsible for the property’s main structure, exterior, essential installations, heating, hot water, plumbing and many safety-related issues. The tenant’s role is to look after the home, report problems promptly, provide reasonable access and pay for damage caused by themselves or people they are responsible for.

The key is to identify what has gone wrong and what caused it. A broken roof caused by age is very different from a broken door damaged by a tenant. Likewise, mould caused by a structural defect should not automatically be treated as a simple cleaning issue.

If you are unsure, check the tenancy agreement, report the problem in writing and keep a record of what happens. For serious or disputed problems, advice from a qualified housing adviser or solicitor can help you understand your specific rights and obligations.

The rules can also differ depending on whether the property is privately rented, council housing, social housing or a different type of tenancy, so the exact circumstances matter.