Landlord repairs responsibilities: who fixes what

“Is that my problem or the tenant’s?” is one of the most common landlord questions. The law is clearer than you might think — here’s who’s responsible for what.

Written for UK landlords (England & Wales) · Last updated August 2026 · 5 min read

The quick answer: By law (Section 11 of the Landlord and Tenant Act 1985) you must keep in repair the structure and exterior of the property and the installations for water, gas, electricity, sanitation, and heating & hot water. You can’t contract out of this. The tenant handles minor upkeep and any damage they cause. The home must stay fit to live in throughout.

What the landlord must repair

These duties are implied into virtually every tenancy and you can’t sign them away:

Structure & exterior — walls, roof, windows, doors, guttering, drains.

Water & gas pipes and electrical wiring.

Basins, sinks, baths and toilets (sanitary fittings).

Heating and hot water — the boiler and heating system.

You’re also responsible for anything you’ve chosen to provide — appliances you supply, for example — and for keeping the property fit for human habitation.

What’s the tenant’s responsibility

Minor day-to-day upkeep — changing lightbulbs, smoke-alarm batteries, keeping the place reasonably clean and ventilated.
Using things responsibly (“tenant-like manner”) — not blocking drains, reporting problems promptly.
Damage they or their guests cause — beyond fair wear and tear.

Fair wear and tear — a carpet that’s simply aged, say — is the landlord’s cost, not the tenant’s. A good check-in inventory is what keeps that line clear at the end.

How quickly must you repair?

You must carry out repairs within a reasonable time of being told — what’s “reasonable” depends on how serious it is. No heating in winter or a dangerous fault is urgent; a dripping tap is less so. You can’t start the clock until the tenant tells you, which is why an easy way for them to report matters. To do the work you must give the tenant proper notice (usually at least 24 hours) except in an emergency.

🔔 How ProPixa helps

ProPixa gives your tenant a simple way to report a repair — with a photo — and it lands with you time-stamped, so there’s a clear record of when you were told and when you acted. You can book a vetted, insured engineer right from the report.

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Common questions

Can I make the tenant responsible for repairs in the contract?

No — you can’t contract out of the Section 11 repairing duties. A clause trying to push structure, heating or plumbing onto the tenant isn’t enforceable.

Who fixes a blocked drain?

If the tenant caused it (e.g. by putting the wrong things down it), it’s theirs; if it’s a fault in the drains themselves, it’s yours. Cause decides it.

What if the tenant reports something and I can’t get in?

Keep a written record of your attempts to arrange access. You need notice to enter, so document requests carefully if a tenant blocks reasonable access.

Do I have to provide a certain standard of decoration?

The duty is about repair and fitness, not redecorating to taste. But the home must be safe and free of serious hazards throughout the tenancy.

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