Repair Duty Checker
Check whether a landlord may be responsible for a repair, safety issue, damp and mould problem, hazard or fitness-for-habitation concern.
Use this checker for: leaking roof, broken boiler, no heating, no hot water, damp and mould, unsafe electrics, gas safety, carbon monoxide, blocked drains, broken toilet, unsafe stairs, insecure doors or windows, common-area hazards, fire safety, HMO safety, pest problems caused by disrepair, serious cold, overcrowding-related hazards, Awaab’s Law social housing deadlines, council environmental health complaints, Housing Ombudsman complaints and copyable repair letters.
Overview
A repair duty checker is a structured tool that helps a renter work out whether a landlord, housing association, council landlord, managing agent, superior landlord or tenant may be responsible for fixing a problem in the home. It checks the type of repair, health and safety risk, how long the landlord has known, whether the issue may be an HHSRS hazard, whether the home may be unfit for human habitation, whether Awaab’s Law social housing deadlines may apply, and what evidence or escalation route is most useful.
For England, rented housing repair guidance sits mainly under the Ministry of Housing, Communities and Local Government. Local councils use Housing Health and Safety Rating System powers for serious hazards in private and social rented homes. The Health and Safety Executive is central to gas safety guidance. The Housing Ombudsman handles many unresolved social housing repair complaints after the landlord complaint process. Wales uses the Welsh Government Renting Homes framework, Scotland uses the Scottish Government Repairing Standard and housing tribunal routes, and Northern Ireland uses nidirect / Department for Communities guidance and local council environmental health routes.
Quick route map
Recent updates
What this checker looks for
- Repair responsibility: whether the issue is likely landlord responsibility, tenant responsibility, shared responsibility or a third-party/freeholder issue.
- Urgency level: whether the issue is emergency, significant hazard, moderate repair or routine repair.
- Awaab’s Law route: whether England social housing timeframes may apply for significant damp/mould or emergency hazards.
- Fitness route: whether the home may be unsafe, unhealthy or unfit for human habitation.
- HHSRS route: whether council environmental health inspection may be suitable for private rented hazards.
- Safety compliance: gas safety, electrical safety, fire safety, carbon monoxide, smoke alarms and common-area safety checks.
- Evidence readiness: written report, photos, proof of sending, medical risk, repair history, contractor notes, safety certificates and complaint records.
- Escalation route: landlord repair report, formal complaint, council environmental health, Housing Ombudsman, First-tier Tribunal in Scotland, court/legal advice or emergency service route.
- Copyable outputs: urgent repair letter, formal complaint, council referral, social housing complaint, evidence plan and landlord audit.
The result is not a professional inspection. Exact responsibility can depend on the tenancy agreement, statutory duties, cause of damage, access history, freeholder responsibility, tenant behaviour, vulnerability, local council assessment and evidence.
Official and advice sources
- GOV.UK — Private renting repairs
- GOV.UK — Landlord safety responsibilities
- GOV.UK — Homes Fitness for Human Habitation Act tenant guide
- GOV.UK — HHSRS guidance collection
- GOV.UK — Awaab’s Law guidance for social landlords
- GOV.UK — Damp and mould health risks guidance
- HSE — Gas safety for landlords and agents
- GOV.UK — Electrical safety standards guidance
- Shelter England — Landlord and tenant repair responsibilities
- Shelter England — HHSRS hazards in rented homes
- GOV.UK — Social housing complaints: make things right
- Housing Ombudsman — Bring your complaint
- mygov.scot — Repair standards for private tenants
- nidirect — Repairing your home: private tenants
FAQs
What is a repair duty checker?
It is a tool that checks whether a repair or housing condition problem is likely to be the landlord’s responsibility, whether it may be urgent, what evidence is needed, and what escalation route may be suitable.
Which department is responsible for England rented repair guidance?
England rented housing guidance is mainly published by the Ministry of Housing, Communities and Local Government. Gas safety is handled through HSE guidance, councils use HHSRS powers, and the Housing Ombudsman handles many unresolved social housing complaints.
What repairs must a private landlord usually do?
In England, private landlords are usually responsible for structure and exterior, sanitary fittings, pipes, drains, heating, hot water, gas, electrical wiring and common areas. They are also responsible for damage they cause while doing repairs.
What is Awaab’s Law?
Awaab’s Law is a social housing repair-timeframes law in England. From 27 October 2025, Phase 1 covers significant damp and mould hazards and all emergency hazards in social housing.
Does Awaab’s Law apply to private landlords?
At the date of this checker, the fixed statutory Awaab’s Law timeframes apply to social housing in England. Private renters still have repair duties, Homes Act, HHSRS, safety certificate, council and court/advice routes.
What should I do if there is a gas smell?
Do not wait for a normal repair complaint. Treat it as an emergency, avoid using switches or flames, ventilate if safe, leave if needed and use the National Gas Emergency route.
What should I do if there are exposed wires?
Treat live wiring, sparks, burning smells, electric shock risk or water entering electrics as urgent. Report it immediately and avoid touching unsafe fixtures.
Can the landlord blame damp and mould on lifestyle?
A landlord should not simply blame lifestyle without investigating. They should look for causes such as leaks, defective gutters, roofing, heating, insulation, ventilation, extractor fans, window defects and structural problems.
Can I arrange repairs myself and deduct the cost?
This can be risky. Get advice before deducting costs from rent or arranging major repairs yourself. A safer first step is usually written reporting, evidence, chasing, complaint and council/advice routes.
Can I stop paying rent while waiting for repairs?
This is risky and can cause arrears or possession problems. GOV.UK says tenants should carry on paying rent while waiting for repairs. Get advice before withholding rent.
When should I contact the council?
Private renters should contact the council environmental health/private rented housing team where the landlord does not act, the problem could harm health, there are safety hazards, or the issue may be a statutory nuisance.
When should I use the Housing Ombudsman?
Social housing tenants normally report the issue, use the landlord’s complaints procedure, then go to the Housing Ombudsman if still unhappy or if the landlord fails to follow its complaints policy.
Is this checker legal advice?
No. It is an issue-spotting and drafting tool. It does not inspect the home, prove disrepair or replace advice from a qualified adviser.
