Repair Duty Checker
Help tenants organise repair issues, evidence, and escalation routes.
Repairs, Hazards and Property Standards in Rented Homes
Repair problems are won by reporting in writing, early, and escalating on a schedule — not by chasing.
Landlords in England are responsible under section 11 of the Landlord and Tenant Act 1985 for the structure and exterior, and for the installations that supply water, gas, electricity, sanitation, space heating and hot water. That duty cannot be contracted out of, and it does not depend on the tenancy agreement repeating it. Separately, the Homes (Fitness for Human Habitation) Act 2018 requires the property to be fit to live in throughout the tenancy.
The duty is triggered by notice. In most cases a landlord is not in breach until they know about the problem, which is why the single most valuable thing a tenant can do is report in writing and keep the report. A text message with a date beats a phone call every time.
Damp and mould deserve particular mention. Councils assess hazards under the Housing Health and Safety Rating System, and serious damp and mould is a category 1 hazard they can act on. A landlord attributing mould to 'tenant lifestyle' does not end the matter — the council assesses the property, not the argument.
Repairs & Standards: tools and checkers
1 free tool built specifically for this topic. Each runs in your browser and produces a summary you can copy.
Also useful for Repairs & Standards
These tools sit in other categories but are frequently needed alongside the ones above.
- Tenant Rights Checker — Answer a few questions to see which private renting rights may apply: tenancy type, rent increases, eviction notices, pets, repairs, deposit protection, discrimination, upfront rent and practical next steps.
- Landlord Compliance Checklist — A practical readiness checklist for landlords and letting agents preparing records.
- Council Complaint Route Finder — Route renters to local council/private renting team complaint steps.
- Evidence Log Builder — Help renters and landlords organise messages, dates, photos, and documents into a clear timeline.
- Landlord Letter Template Generator — Create polite, structured letters for rent, repairs, pets, notices, and tenancy records.
Repairs & Standards: guides and explainers
Longer reads for when you need the reasoning behind a result, not just the result.
Does a Landlord Have to Provide Receipts for Repairs in the UK?
UK guide to whether a landlord must provide repair receipts, what evidence tenants can request and how deposit repair disputes work.
How to Create Dispute-Proof Property Reports for Rental Homes
Guide to creating dispute-proof property reports for rental homes, including inventory, photos, repair evidence and deposit dispute records.
Repairs Letter Template for Renters
How to write a clear repairs letter and record repair evidence.
Letter to Landlord About Damp and Mould
A ready-to-send damp and mould complaint letter, plus the repair duties that apply and what to do if your landlord does not act.
Related reading on repairs and standards
Escalating a repair
Report in writing with photographs and a reasonable deadline. If nothing happens, send a follow-up referring to the first report. If it is still unresolved, contact the council's private sector housing team, and say clearly that you have reported it in writing and been ignored. Keep every message.
Common questions about Repairs & Standards
Can I withhold rent until repairs are done?
Not safely. Rent arrears is a possession ground, and 'repairs were outstanding' is not an automatic defence. There is a formal set-off procedure but it has strict steps — get advice before withholding anything.
Does my landlord have to give me receipts for repairs?
Not generally, but if the cost is being deducted from your deposit, you can insist on evidence of the actual expenditure. Estimates are weak evidence of loss at adjudication.
What if the landlord threatens eviction after I complain?
Retaliatory eviction concerns are taken seriously, and section 21 no longer exists. Report the repair to the council and get advice quickly — a council improvement notice materially changes the position.
This page and the tools linked from it provide general information about private renting in England. They are not legal advice. If you are facing a court date, a bailiff appointment, homelessness or a serious hazard, contact Shelter England, Citizens Advice or your council’s housing team without delay.
Other renting categories related to Repairs & Standards
- Tenant Tools — rights, tenancy status, notices and everyday renting problems
- Landlord Tools — compliance, records and responding correctly to tenants
- Rent & Payments — rent increases, advance rent, bidding and deposits
- Evictions & Notices — section 8 grounds, notice periods and possession routes
- Pets in Rented Homes — pet requests, refusals, damage and insurance
- Compliance & Enforcement — council enforcement, redress, licensing and records
- Letters & Templates — generators and ready-to-adapt written communication