Repair the structure, exterior and installations (Landlord and Tenant Act 1985 s.11)

A lease (tenancy) of a dwelling-house in England for a term of less than 7 years, including periodic tenancies. Not a lodger's licence. Assured tenancies that were granted for 7 years or more by a private landlord before the Renters' Rights Act commencement date are excluded.

Keep in repair the structure and exterior (including drains, gutters and external pipes); keep in repair and proper working order the installations for water, gas, electricity and sanitation (basins, sinks, baths, toilets) and for space heating and heating water. Where the dwelling is part of a building, this extends to parts of the building and installations in which the landlord has an interest or control, if the disrepair affects the tenant's enjoyment. The standard of repair takes account of the age, character and prospective life of the dwelling and its locality. Any term that excludes or limits these obligations is void unless authorised by the county court.

Deadline

Ongoing

Continuous duty for the length of the tenancy.

• Repair request log with dates reported and fixed
• Contractor invoices
• Record of 24-hour written notices for access

Other consequences

Tenant can sue for breach of the implied covenant (damages, an order to carry out repairs). Disrepair that creates HHSRS hazards can also lead to council enforcement.

• Landlord and Tenant Act 1985, s.11legislation.gov.uk
• Landlord and Tenant Act 1985, s.12 (restriction on contracting out)legislation.gov.uk
• Landlord and Tenant Act 1985, s.13 (leases to which s.11 applies)legislation.gov.uk

Official guidance

The landlord is not required to repair damage caused by the tenant's failure to use the property in a tenant-like manner, to rebuild after fire, tempest, flood or other inevitable accident, or to repair items the tenant is entitled to remove. GOV.UK says the landlord must give at least 24 hours' notice to enter for repairs except in emergencies.

• Keep the property free of category 1 hazards (HHSRS)In force since 6 April 2006Fine up to £7,000

  Councils assess homes under the Housing Health and Safety Rating System and must take enforcement action if they find a category 1 (high risk) hazard, so landlords need to keep homes free of them.

• Comply with a council improvement noticeIn force since 6 April 2006Fine up to £40,000

  If the council serves an improvement notice, you must start and finish the specified works by the dates in the notice; failing to do so is a criminal offence.

• Civil penalty up to £7,000 for a category 1 hazard (in force 22 June 2026)In force since 22 June 2026Fine up to £7,000

  Since 22 June 2026 councils can fine the responsible landlord up to £7,000 when they first take enforcement action on a category 1 hazard in a privately rented home, if it would have been reasonably practicable to remove it.

• Awaab's Law (fixed timescales for hazards) for private tenanciesProposed, not yet law

  The Renters' Rights Act 2025 contains the power to extend Awaab's Law (legal deadlines to investigate and fix hazards such as damp and mould) to private tenancies, but it is not in force and no start date has been set.

• Decent Homes Standard for privately rented homes from 2035Not yet in force: confirmed, no start dateFine up to £7,000

  The government has confirmed that a new Decent Homes Standard will apply to privately rented homes from 2035, enforced by councils. The standard's regulations have not yet been made.

• Keep the home fit for human habitationIn force since 20 March 2019

  The home must be fit for human habitation at the start of the tenancy and throughout it. Tenants can go to court if it is not.

• Give 24 hours' written notice to enter to inspect repairsIn force

  Where the landlord repairing covenant applies, you may enter to view the condition and state of repair only at reasonable times and after giving the occupier 24 hours' written notice.