What repairs is a landlord responsible for?

The structure and exterior, and the installations for water, gas, electricity, sanitation and heating/hot water, under the Landlord and Tenant Act 1985. These duties cannot be passed to the tenant.

What is the Decent Homes Standard?

A standard, extended to the private sector by the Renters' Rights Act, requiring homes to be free of serious hazards, in reasonable repair, with reasonably modern facilities and effective heating and insulation.

Rules that set strict timescales for landlords to investigate and fix serious hazards such as damp and mould once they are reported, with written updates to the tenant.

How much notice must I give to enter for repairs?

At least 24 hours' written notice and a visit at a reasonable time, except in a genuine emergency.

Repairs & standardsLegal requirement

Property maintenance and repair responsibilities

What you must keep in repair, the new Decent Homes Standard, and how Awaab's Law sets firm deadlines for dealing with hazards like damp and mould.

Reviewed June 2026 · 8 min read

Core duty

Keep in repair

Standard

Decent Homes

Awaab's Law

Fixed timescales

Access

24 hrs notice

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.

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.

The Decent Homes Standard

The Renters' Rights Act extends a Decent Homes Standard to the private rented sector. A 'decent' home must be free of serious hazards, in a reasonable state of repair, have reasonably modern facilities, and provide efficient heating and effective insulation. Local authorities can enforce the standard.

Awaab's Law and damp & mould

Awaab's Law, extended to private landlords, sets strict timescales for investigating and remedying serious hazards such as damp and mould. Once notified, you must investigate within a set period, provide a written summary, and carry out repairs within defined deadlines. Treat reports of damp and mould as urgent, not cosmetic.

Do not dismiss damp as 'lifestyle'

Blaming condensation on the tenant without investigating is exactly the failure Awaab's Law targets. Investigate promptly, document findings, and remedy the underlying cause.

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.

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.