Understanding your repair and maintenance obligations will protect you legally and help you retain good tenants for longer.
Maintenance and repairs are one of the most common sources of landlord-tenant disputes in the UK. Understanding what you are legally required to repair — and what timescales apply — is essential for every landlord.
Structural repairs
Under the Landlord and Tenant Act 1985, landlords are legally responsible for maintaining the structure and exterior of their property. This includes the roof, walls, windows, doors, drains, gutters and external pipes. Structural issues must be repaired within a reasonable timeframe — what is "reasonable" depends on the severity of the issue.
Heating and hot water
Landlords must keep all installations for space heating, water heating and water supply in proper working order. A broken boiler in winter requires urgent attention — typically within 24-48 hours. Failing to provide adequate heating can constitute a breach of the Housing Health and Safety Rating System (HHSRS).
Plumbing and sanitation
All water supply, drainage, sanitation and gas pipes must be maintained. This includes sinks, baths, toilets and drainage systems. Blocked drains or a non-functioning toilet require prompt attention.
Electrical systems
Fixed electrical installations must be maintained in safe working order. You are not responsible for appliances that you have not provided, but any electrical equipment you supply (cookers, washing machines, etc.) must be safe.
What tenants are responsible for
Tenants are generally responsible for minor maintenance tasks such as changing light bulbs, unblocking sinks (if caused by misuse), keeping the property clean and reporting issues promptly. Always include clear guidance on tenant responsibilities in your tenancy agreement.
Response time expectations
Emergency repairs (no heating, major leak, security breach) should be addressed within 24 hours. Urgent but non-emergency repairs within 7 days. Routine, non-urgent repairs within 28 days.
Professional property management with Arete Lettings ensures all maintenance is coordinated promptly, protecting you legally and keeping your tenants happy.