Advice For landlords Repair duties and timescales
UK · For landlords · Duties
Your repair duties and timescales
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If you let a home in England, you are responsible for keeping it in repair and safe. This page is a plain-English overview of those duties, and of how to think about timescales, with official links. It is not legal advice on a particular tenancy.
Your call
Go or no?
If it is a small, safe job that is yours to do, give it a go. We’ll point you to a beginner guide and a short shopping list. If you’d rather not, or the work needs a trade, say no and we’ll help you find someone local. If the job is the landlord’s, report it to them first.
Right then. Here’s a sensible starter kit, and links to the relevant guides.
No problem. We’ll show you how to find a local tradesperson.
This is about England
Most of what follows is written for private renting in England. It is general information, not legal advice, and it is not a ruling on your tenancy. Scotland, Wales and Northern Ireland have their own rules — use the official guidance for the nation you live in. The country notes at the top of this page point to official starting points elsewhere too.
What you must usually repair
Official guidance says a landlord is responsible for the structure and exterior, heating and hot water, gas, electricity and water supplies, sanitary fittings, fire safety issues, and damage caused by repair work. You also need to keep the home free from serious health hazards, including serious damp and mould that the building is causing.
The tenancy agreement cannot usually push those duties onto the tenant. Tenants still have to act in a tenant-like way, report problems, and pay for damage they cause. Our tenant page on who fixes what is a useful shared reference.
Timescales
There is no single statutory number of days for every job in the private rented sector, but “a reasonable time” is shorter when the problem is dangerous or the tenant has no heat, water or security. Have a way for tenants to report problems in writing, and a plan for emergencies, including a Gas Safe engineer.
Awaab’s Law already sets timescales for some serious hazards in social housing. The government has been consulting on how to extend it to private rented tenancies in England; until regulations are in force, do not assume those exact clocks already apply to you, but do not ignore a serious hazard. Existing repair and HHSRS rules still do.
Access and records
Give reasonable notice, typically at least 24 hours, except in an emergency. Keep records of reports, visits, invoices and certificates — see Keeping repair records. If you use an agent, you are still usually responsible for the legal duties.
Official guidance
These official and specialist pages are the best place to confirm the rules for your situation. We have used them as the starting point for this article.
- GOV.UK: Private renting — repairs — the official split of repair duties
- GOV.UK: HHSRS guide for landlords and agents — how serious hazards are assessed
- GOV.UK: Renters’ Rights Act overview for landlords — changes in force from 1 May 2026
- HSE: Gas safety for landlords — annual gas safety checks
FAQ
Can I write the repairs into the tenant’s duties?
You cannot usually pass over the legal repair duties. Unfair terms can be unenforceable. Use official guidance rather than a clause you found on a forum.
The tenant will not give access.
Give proper notice, keep a record, and explain why the visit is needed. Official guidance still expects reasonable access. Get advice if a serious hazard cannot be inspected because access is refused.
Do these rules apply in Scotland or Wales?
No — not in the same form. Use the official guidance for the nation the property is in.
DIY guide and shopping list
For small, safe jobs that are yours to do, these beginner guides will walk you through it. Do not use them for gas work, the electrical installation, or a leak that is the landlord’s to fix.
Useful starting points: Unblock a sink, Fill cracks in walls, Reseal a bath, and Hang a curtain pole.
Prices below are typical UK ranges, shown so the page can convert them for your country. Always check the live product page before you buy.
| Item | Why you need it | Typical UK price | Shop link |
|---|---|---|---|
| Plunger or sink unblocking tool | Clears a simple blockage you have caused. | Typically £5–£12 | |
| Ready-mixed filler and a filling knife | Fills picture-hook holes and small dents. | Typically £5–£10 | |
| Sandpaper or a sanding block | Smooths dried filler so a touch-up will sit flat. | Typically £4–£8 | |
| Kitchen-and-bathroom silicone | For a failing bead you are allowed to renew, if the agreement says you can. | Typically £6–£12 |
Shop this list:
Would rather not DIY? Find a local tradesperson
If the job is yours but you would rather not do it, a local handyman or plumber can often deal with a small fix. If the job is the landlord’s, report it to them first — they may already have someone they use.
We may earn from shop links, at no extra cost to you. Disclosure
General guidance only. Check our disclaimer.