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Chapter 01
Your repair responsibilities
Under the Landlord and Tenant Act 1985, landlords must keep in repair the structure and exterior of the property, and the installations for water, gas, electricity, sanitation, space heating and hot water. These obligations cannot be contracted out of, and apply throughout the tenancy.
- Structure and exterior — roof, walls, windows, doors, guttering.
- Plumbing, drainage and sanitary fittings.
- Heating and hot water systems.
- Gas and electrical installations.
Chapter 02
Fitness for human habitation
The Homes (Fitness for Human Habitation) Act requires let properties to be fit to live in at the start of and throughout the tenancy. Tenants can take direct legal action if a property is unfit — for example due to serious damp, inadequate ventilation or dangerous conditions.
Chapter 03
The Decent Homes Standard
The Renters' Rights Act creates powers to apply a Decent Homes Standard to the private rented sector, but detailed requirements and commencement are part of later implementation. Do not present those later-phase rules as already fully live. Existing repair, fitness and hazard duties continue to apply now, so landlords should keep properties safe and in good repair while monitoring official commencement guidance.
Chapter 04
Awaab's Law and damp & mould
The Renters' Rights Act provides for Awaab's Law-style requirements to be extended to the private rented sector, with detailed timescales introduced through later regulations. Until those private-sector rules commence, existing repair, fitness and hazard duties still require a prompt, evidence-led response. Treat reports of damp and mould as urgent, not cosmetic, and follow current official and local-authority guidance.
Do not dismiss damp as tenant behaviour without evidence. Inspect promptly, document findings, address structural or ventilation causes, communicate the plan and keep a record of completed work.
Chapter 05
Planned vs reactive maintenance
A planned maintenance routine — annual servicing, periodic checks of the roof, gutters and seals, and seasonal boiler servicing — prevents small issues becoming expensive emergencies and demonstrates a responsible approach if a dispute arises. Keep dated records and receipts.
Chapter 06
Access for repairs
You must give at least 24 hours' written notice and visit at a reasonable time of day to inspect or carry out repairs, except in a genuine emergency. The tenant has a right to quiet enjoyment, so entering without notice or consent is unlawful.
Questions
Frequently asked questions
Official sources
Further reading and fact-checking
General guidance: This guide is for general information and does not replace legal or professional advice for your circumstances. Check current official guidance and your local authority's requirements.