Repairs in rented homes: who is responsible for what?

When something breaks in a rented home, it can quickly become a worry for everyone involved. Tenants want it fixed. Landlords want to know what they are expected to do. And the first question is often the hardest to answer: whose job is it to fix it?

The answer depends on what has gone wrong, what the tenancy agreement says, and whether the home is in England or Wales, as the rules in each are now quite different. Here we explain how repairs work for most rented homes in England and Wales. Scotland and Northern Ireland have their own rules and are not covered here.

What repairs is the landlord responsible for?

In England, the law says the landlord must:

• keep the structure and outside of the home in good repair, including the roof, walls, windows, outside doors, gutters and drains
• keep the water, gas, electricity, toilets, baths and sinks, heating and hot water in working order

This applies to most tenancies of less than seven years. It cannot be removed by anything written in the tenancy agreement.

Wales has very similar rules, again for agreements of less than seven years. The main difference is the wording. In Wales, tenants are now called "contract-holders" and tenancy agreements are called "occupation contracts".

What does "fit to live in" mean?

Repairs are only part of the picture. A home can have nothing obviously broken and still be a poor place to live.

In England, a rented home must be fit to live in at the start of the tenancy and all the way through it. This is judged against a list of common problems, such as damp and mould, poor ventilation, not enough heating or an unsafe layout.

This matters for two reasons. First, it covers problems that are not strictly repairs; condensation damp that keeps coming back is a good example. Second, it means a tenant can take the landlord to court themselves, rather than waiting for the council to step in.

Wales has the same duty, and goes a step further. Its rules list specific things a landlord must do. If any of them are not done, the home is automatically treated as unfit to live in.

What safety checks must a landlord carry out?

Some checks are required by law, and there is no getting around them.

Gas. In both England and Wales, a Gas Safe registered engineer must carry out a gas safety check every year. The tenant must be given a copy of the record.

Electrics. In England, the electrics must be inspected and tested at least every five years, and the tenant must be given a copy of the report (known as an EICR). Wales has the same five-yearly check. There, the courts have said that simply having the report is not enough; giving it to the tenant late can make the home unfit to live in.

Alarms. In England, there must be at least one smoke alarm on every floor, and a carbon monoxide alarm in any room with a fixed appliance that burns fuel, such as a wood burner. Wales goes further. Smoke alarms must be wired into the mains and linked together on every floor, and carbon monoxide alarms are needed in rooms with a gas, oil or solid-fuel appliance.

What is the tenant responsible for?

Tenants have a part to play too. They are expected to look after the home sensibly and take care of the small, everyday jobs, such as:

• changing light bulbs
• testing alarms, where appropriate, and reporting any that are not working
• keeping the home reasonably clean and aired
• unblocking a sink
• generally taking care of the property

Tenants must also put right any damage caused by them, the people they live with or their visitors. Normal wear and tear over time does not count.

Most importantly, report problems quickly, and in writing. For many repairs inside the home, the landlord only has to act once they know about the problem. Reporting it late can delay the fix, and make it harder to complain later.

Does Awaab's Law apply to private rented homes?

Not yet. Awaab's Law has had a lot of coverage, so it is easy to assume it applies to everyone. At the moment, it only applies to social housing, such as council and housing association homes. Since 27 October 2025, those landlords have had to look into emergency hazards within 24 hours, and deal with dangerous damp and mould within strict time limits.

The government plans to extend it to private rented homes, but the details and timing have not yet been confirmed. Until then, private tenants should not assume those time limits apply to them. Damp and mould in a private rented home are still covered by the repair and "fit to live in" rules above, and those rules can still require a landlord to act.

What else is changing?

In England, the Renters' Rights Act 2025 is gradually changing the rules on private renting. The change that matters most for repairs is already in place. Since 1 May 2026, landlords can no longer end a tenancy without giving a reason (known as a "section 21" or "no-fault" eviction). That means a tenant who asks for repairs cannot be asked to leave simply for raising the problem.

More changes are expected later, including extending Awaab's Law to private rented homes and introducing a Decent Homes Standard for them. Wales is making its own changes separately, and this Act does not apply there.

What can you do if repairs are not being done?

Start by telling the landlord or letting agent about the problem, clearly and in writing. Let them in to take a look or carry out the work. Landlords are usually entitled to come in to inspect or repair the home if they give at least 24 hours' notice in writing, unless it is an emergency.

If the landlord does not respond, you can contact your local council. They can inspect the home and, if they find a serious hazard, order the landlord to fix it. You can also take the matter to court.

Some options, such as holding back rent, can backfire if they are not handled properly. It is always worth getting advice before you go down that route.

Need help with a repair problem?

Repairs work both ways. Most disagreements are sorted out more quickly with clear communication and a written record of what has been said. But the rules are detailed, they are different in England and Wales, and they are changing.

If you are not sure where you stand, whether you are a tenant waiting for a repair or a landlord who wants to get things right, we can help. We act for both landlords and tenants, and every client gets a named lawyer who knows their case inside out.

If you would like to talk it through, please call us, email us or visit our contact page.

Our Landlord & Tenant team advises clients across Norfolk, Suffolk and beyond. If you would like to speak to the team, please call 01502 532300 or email litassistants@nicholsonslaw.com.