How to get repairs done in your private rented home — and why it is safer to ask since May 2026

Your landlord has a legal duty to keep your home in good repair. This is not a courtesy — it is the law. If your heating breaks, your roof leaks, or your hot water stops working, your landlord must fix it. And since 1 May 2026, asking for repairs is much safer than it used to be.

What your landlord must fix

Under Section 11 of the Landlord and Tenant Act 1985, your landlord must keep all of these in good working order:

• The structure and exterior of the building — walls, roof, windows, and doors
• Drains, gutters, and external pipes
• Plumbing and sanitation — toilets, baths, and sinks
• Heating and hot water systems
• Gas, water, and electricity supplies

Your landlord cannot remove these duties by adding a clause to your tenancy agreement. They also cannot charge you for carrying out repairs that fall under this law.

You are responsible for small everyday tasks — things like changing a light bulb, keeping the home reasonably clean, and telling your landlord promptly when something breaks.

Report the repair in writing

Always report a repair in writing. A text, email, or message through a letting agent gives you a dated record. If your landlord later claims they did not know about the problem, you have proof.

Be specific about what the problem is and how it affects you. Mention if you have children, a health condition, or need the heating for a medical reason — this can make it clearer that a quick fix is needed.

How long should repairs take?

The law says your landlord must carry out repairs within a reasonable time. What counts as reasonable depends on how urgent the problem is.

For emergency repairs — no heating in winter, a gas leak, or flooding — asking for a response within 24 hours is reasonable. For urgent repairs that put health at risk, a few days is reasonable. Routine repairs can take a little longer, but your landlord should still act without unnecessary delay.

If you have not had a response within a week, send a follow-up message. Keep a copy of everything you send.

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If your landlord ignores you

If your landlord does not respond or refuses to act, contact your local council's Environmental Health team. They can inspect your home free of charge and use the Housing Health and Safety Rating System (HHSRS) to require your landlord to carry out repairs.

You can find your local council's contact details by searching "environmental health housing" on GOV.UK.

You can now ask without fear

Before May 2026, some landlords responded to repair requests by issuing a Section 21 notice — a way to evict tenants without needing a reason. That is no longer possible.

Section 21 was abolished for all private tenancies in England on 1 May 2026. Your landlord now needs a legal ground to evict you, and asking for repairs is not one of them.

If your landlord tries to evict you after you report a repair problem, contact Shelter or Citizens Advice immediately for free advice. Both can tell you where you stand and what to do next.