How Long Do Landlords Have to Fix Problems?
What the law says about repair timeframes, and what to do if your landlord isn't acting.
If something in your rented home needs fixing, it’s reasonable to want to know how quickly your landlord has to sort it. The legal answer is within a ‘reasonable time’, but what that means in practice depends on how serious the problem is. Here’s a clear breakdown of what to expect and what to do if things stall.
At a glance
- Landlords must carry out repairs within a ‘reasonable time’, with urgency determining what that looks like
- Emergency repairs, such as gas leaks or no heating in winter, should be addressed within 24 hours3
- Urgent but non-emergency repairs, like a broken boiler or a significant leak, should usually be resolved within a few days
- Non-urgent issues can take longer, but landlords can’t simply ignore them.
- If your landlord doesn’t act, you have several options including the council, the ombudsman, and the courts.
What are landlords legally required to repair?
The Landlord and Tenant Act 1985 outlines a landlord’s responsibilities in England and Wales. They must keep the property in a state ‘fit for human habitation’ and are obliged to repair:
- Structure and exterior (roof, walls, windows, doors, gutters).
- Utilities and installations (water, gas, electricity, heating, and hot water systems).
- Fire safety equipment (smoke alarms, carbon monoxide detectors).
In Scotland and Wales, the rules are similar, with additional guidance from the Housing (Scotland) Act 2006 and Renting Homes (Wales) Act 2022. For social housing tenants, standards are also enforced through the Housing Health and Safety Rating System (HHSRS).
How long does a landlord have to carry out repairs?
The timeframe depends on what needs fixing. Here’s how the categories break down:
| Repair type | Examples | Expected timeframe |
|---|---|---|
| Emergency | Gas leaks, no heating in winter, flooding, structural dangers, broken locks | Within 24 hours |
| Urgent | Broken boiler, significant water leaks, faulty electrics, pest infestations | Within a few days |
| Non-urgent | Minor damp patches, broken fixtures, cosmetic damage | Within a few weeks |
Emergency repairs
These are issues that make the property unsafe or uninhabitable. A gas leak, no heating during cold weather, severe flooding, or a broken entry lock all fall into this category. Your landlord should be responding within 24 hours.
Urgent repairs
A broken boiler, a substantial water leak, or faulty electrics aren’t immediate emergencies in every case, but they still need prompt attention. A few days is the expected window, and the longer these go unaddressed, the more likely secondary damage becomes.
Non-urgent repairs
Minor issues like a stiff cabinet hinge or small cosmetic damage can reasonably take a few weeks to fix. That said, non-urgent doesn’t mean optional. Landlords can’t leave these unresolved indefinitely.
How to report repairs
Always report repairs in writing, even if you’ve already mentioned it verbally. A written record protects you if things need to escalate later.
Your message should include:
- A clear description of the issue, for example: ‘the kitchen tap has been leaking since 3 June’
- Photos or videos where possible
- The date you first noticed the problem
- Your preferred contact details
Email works well for this as it creates an automatic timestamp. Keep copies of everything.
What if your landlord doesn’t act?
If your landlord isn’t responding or the repair isn’t being carried out within a reasonable time, there are steps you can take:
- Send a follow-up in writing. A clear, dated reminder gives your landlord another opportunity to act and adds to your paper trail.
- Contact your local council. Environmental Health officers can inspect the property and issue an improvement notice if they find hazards that breach HHSRS standards.
- Use the private rented sector ombudsman. Introduced under the Renters’ Rights Act 2025, the ombudsman can handle disputes between tenants and landlords without going to court.
- Take legal action. You can apply to court to compel repairs or seek compensation for any loss or inconvenience caused.
- Apply for a rent repayment order. If conditions seriously breach the law, you may be able to reclaim a portion of rent paid during that period.
One important point: a landlord cannot legally evict you in retaliation for reporting a repair. That would constitute illegal retaliatory eviction, and you have protection against it under the Renters’ Rights Act 2025.
For free advice on your rights, Citizens Advice provides guidance specific to your situation.
Before we go
You have clear rights as a tenant, and your landlord has clear obligations. If something needs fixing, report it in writing straight away and keep a record of everything. If your landlord doesn’t respond within a reasonable time for the type of repair, there are straightforward routes to get it resolved.
And if you’re thinking about protecting your own belongings in your rented home, Lemonade’s contents insurance covers your personal possessions against theft and damage, whatever’s happening with the rest of the property.
Landlord fixes FAQs
How long does a landlord have to fix a broken boiler?
A broken boiler is an urgent repair, particularly in winter when heating is essential. Your landlord should be acting within a few days. If it’s cold and you’re left without heating, it may be treated as an emergency requiring a faster response.
Can I withhold rent if my landlord doesn’t do repairs?
Withholding rent isn’t recommended and could put you in breach of your tenancy agreement. Instead, contact your local council’s Environmental Health team, use the private rented sector ombudsman, or seek legal advice. These routes are more effective and don’t put your tenancy at risk.
What counts as an emergency repair?
Anything that makes the property unsafe or uninhabitable, such as a gas leak, no heating in cold weather, flooding, or a broken front door lock. These should be addressed within 24 hours.
What is the Renters' Rights Act 2025?
The Renters’ Rights Act 2025 introduced a number of changes for private tenants in England, including the abolition of no-fault evictions and the creation of a private rented sector ombudsman to handle disputes between landlords and tenants. It also strengthened protections against retaliatory eviction for tenants who report repairs.
Is my landlord responsible for light bulbs?
Generally, no. Replacing light bulbs is usually the tenant’s responsibility unless your tenancy agreement states otherwise. Landlords are responsible for the wiring and light fittings themselves, but not the consumables.
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