Tenant vs Landlord Repairs: Who Fixes What in England

A general guide to which repairs a landlord must handle and what tenants are expected to do in England and Wales, and how to report a problem properly.

When something breaks in a rented home, the first question is usually who has to sort it and pay for it. The answer depends on the type of problem, the cause and what your tenancy agreement says. This guide gives the general position for private renting in England and Wales. It is information, not legal advice, and tenancy law is changing, so check gov.uk, Shelter or Citizens Advice for your situation. Scotland and Northern Ireland have different rules.

What landlords are generally responsible for

For most short tenancies, the landlord must keep in repair:

The structure and exterior: roof, walls, foundations, drains, gutters and external pipes, windows and external doors.
Installations for water, gas, electricity and sanitation: pipes, taps, basins, baths, toilets and wiring.
Heating and hot water installations: boiler, radiators and controls.

Landlords must also make sure the home is fit for human habitation, and arrange annual gas safety checks, electrical safety inspections at set intervals and working smoke and carbon monoxide alarms at the start of a tenancy. Those obligations cannot normally be passed to the tenant by a clause in the agreement.

What tenants are generally responsible for

Using the property in a "tenant-like" manner: reasonable care, not causing damage.
Minor day-to-day upkeep: changing light bulbs and alarm batteries, keeping the property clean and ventilated.
Reporting problems promptly, especially leaks, damp and faults.
Repairing damage caused by you, your guests or your pets, or paying for it.
Keeping garden areas tidy, if the agreement says so.

A quick reference

Problem	Usually
Boiler breakdown	Landlord
Leaking roof or gutter	Landlord
Blocked sink from misuse	Tenant, depending on cause
Faulty socket or wiring	Landlord
Broken window from tenant accident	Tenant
Broken window from age or defect	Landlord
Damp caused by structure or leak	Landlord
Mould from lifestyle and ventilation	Often shared; evidence matters
Light bulbs, smoke alarm batteries	Tenant
Garden upkeep	As per agreement
Pest infestation	Depends on cause and timing

How to report a repair properly

Do it in writing. Email or the agent's portal keeps a record. Follow up phone calls with a message.
Describe the problem clearly: where, when it began, what you have noticed and any risk.
Add photos or video with dates.
Ask for a timescale and offer access times.
Keep copies of everything, and record dates of replies.
Chase politely after a reasonable period, quoting your earlier message.

Urgent issues such as gas smells, no heating in winter, major leaks or electrical danger should be reported straight away by phone as well as in writing.

If the landlord does not act

Re-send the report, stating that you are keeping a record.
Contact your local council's environmental health or housing team, which can inspect serious hazards.
Ask Shelter or Citizens Advice for guidance on your options.
Do not withhold rent without advice. It can put your tenancy at risk.
Do not arrange and deduct repairs yourself without agreement unless advised.

Access for repairs

Landlords normally need to give reasonable notice, often 24 hours in writing, and visit at reasonable times. You should not unreasonably block access for repairs or safety checks.

Insurance and your belongings

The landlord's buildings insurance does not cover your belongings. Consider contents insurance, particularly for leaks and theft.

Disputes over damage often arise at the end of a tenancy, so keep dated photos from move-in onwards. For mould, see mould in a rented home.

If you are a landlord or tenant who needs a tradesperson, you can search on Compito, compare ID-verified providers by postcode and send a request.

A worked example: a leaking tap and a blocked sink

A tenant notices a dripping kitchen tap and a slow sink. They message the agent with photos, saying the tap has dripped for a week and the sink is draining slowly. The tap is a fitting that has worn, so it is a landlord repair. The sink is found to have a grease blockage caused by use, so the tenant is expected to clear it and may be charged if a plumber is called out for avoidable misuse. By separating the two, the tenant gets the tap fixed without arguing about the sink.

Emergencies and out of hours

If there is no heating in cold weather, a major leak, a gas smell or an electrical hazard, treat it as an emergency. Contact the landlord or agent's emergency number, and use the relevant emergency services if there is danger. Keep notes and receipts for any emergency measures you take.

Different tenancy and housing types

The position may differ if you are a lodger, live in social housing, have a long lease or rent in Scotland or Northern Ireland. Social landlords often have published repair timescales and complaints routes. If you are unsure which category you fall into, check your agreement and contact an advice service.

Communicating well

Be polite and factual. Give clear access slots, and say if you will not be present. Landlords respond better to concise, evidence-based messages. If a tradesperson attends and cannot get in, record it so that delays are not wrongly blamed on you.

At the end of the tenancy

Take dated photos, clean thoroughly and check the inventory against the condition on move-out. Deposits should be protected in a scheme, and disputes are normally handled through that scheme's process. Citizens Advice and Shelter explain the steps.

Frequently asked questions

Can my landlord refuse to fix something?

For repairs they are responsible for, not lawfully. If they refuse or delay, contact the council's housing team and seek advice from Shelter or Citizens Advice.

Do I have to pay for repairs I did not cause?

Generally not for repairs that fall to the landlord, though check your agreement and consider causes. Report promptly to avoid disputes.

Can I decorate or change things myself?

Usually only with your landlord's permission, so ask in writing first and keep the reply.

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Related guides

Mould in a Rented Home: What Tenants Can Do — Practical steps for tenants in England and Wales who find mould: how to clean it safely, gather evidence, report it to a landlord and escalate if nothing happens.
How to Care for Drains and Clear a Slow Sink — Keep sinks, baths and outdoor drains flowing with simple habits, safe DIY unblocking steps, what to avoid pouring away and when to call a drainage firm.
Ventilation at Home: How to Get It Right in the UK — A plain-English guide to home ventilation in the UK: trickle vents, extractor fans, air bricks, when to open windows and how to avoid wasting heat.
Home Emergency: Who to Call First in the UK — A clear guide to who to ring for a gas leak, power cut, burst pipe, blocked toilet, fire, break-in or storm damage, and the numbers worth saving in advance.
Winter Home Maintenance Checklist for the UK — What to check weekly and monthly in winter to keep a UK home warm, dry and safe, from frozen pipe prevention to condensation, ice and storm damage.