Repairs are where most landlord headaches start. A tenant reports a problem, nobody is quite sure whose job it is, and a small issue turns into a complaint, a bigger bill or both. Here’s a plain guide to landlord maintenance in England: who fixes what, and how quickly.
Landlord maintenance: what you must repair
First, the law. By law (section 11 of the Landlord and Tenant Act 1985), landlords must keep these in good repair and working order:
- The structure and outside of the property, including the roof, walls, windows, gutters, drains and outside doors
- Water, gas and electricity supplies
- Basins, sinks, baths, toilets and the pipes that serve them
- Heating and hot water, including the boiler and radiators
On top of this, the home must be fit to live in throughout the tenancy. That covers things like serious damp and mould, poor ventilation and anything that makes the home unsafe.
What the tenant is responsible for
- Looking after the home sensibly, such as keeping it reasonably clean and not blocking drains
- Small everyday jobs, such as changing light bulbs
- Reporting repairs promptly, so small problems don’t become big ones
- Putting right any damage they, their family or their guests cause
Also, your tenancy agreement may set out more detail. However, it can’t take away the landlord’s legal repair duties.
How fast should landlord maintenance happen?
Good landlord maintenance means sorting repairs by how urgent they are:
- Emergency (same day or within 24 hours): no heating or hot water in cold weather, a major leak, a gas smell, unsafe electrics, or a front door that won’t lock
- Urgent (within a few days): the only toilet not working, a leaking roof, or a broken window
- Routine (within a couple of weeks): a dripping tap, a sticking door, or a loose cupboard door
Rules for rented homes keep getting tighter. In addition, slow repairs are one of the most common reasons tenants complain to the council. So acting quickly protects your tenant, your property and you. For the official rules, see GOV.UK’s guide to repairs in rented homes.
Keep a landlord maintenance record
Write down when your tenant reported a repair, when it was fixed and who did it. Keep photos from before and after. That way, if there’s ever a dispute, a clear record is your best protection.
Don’t forget the safety checks
Landlord maintenance also sits alongside your legal safety checks, such as the yearly gas safety check and the electrical safety report every five years. Our guide to landlord safety checks in 2026 covers what you need.
One place for all your rental repairs
Whether you manage your own properties or let through an online agent, Propfix makes landlord maintenance simple, with one place to send every repair. We arrange vetted trades across Harrow, Ruislip, Uxbridge and Watford and keep you updated from start to finish. Send your first job through our Get a quote page, or see our property maintenance service.
Letting agents can see how we work with agencies on our page for agents.
Landlord maintenance: frequently asked questions
Is the landlord responsible for mould?
Often, yes, if a repair problem, such as a leak, poor ventilation or failing heating, causes it. Our guide to damp, condensation and leaks explains how to tell the difference.
Can a tenant arrange their own repairs?
Tenants should report repairs to the landlord or agent first. Otherwise, arranging work without agreement can lead to disputes over who pays.
Does the landlord have to fix things the tenant breaks?
The landlord may arrange the repair. However, the landlord can ask the tenant to pay for damage they caused.
