Landlord's repairing obligations (section 11)
The repairs the law makes a landlord responsible for in most tenancies: structure and exterior, water, gas, electricity, sanitation, heating and hot water.
In short: Section 11 of the Landlord and Tenant Act 1985 makes the landlord of a tenancy of under seven years responsible for keeping the structure, exterior and the installations for water, gas, electricity, sanitation, heating and hot water in repair. An agreement cannot take this duty away.
England. Checked against the law on 5 October 2026. Information, not legal advice.
What section 11 covers:
- the structure and exterior: roof, walls, windows, doors, drains and gutters;
- installations for water, gas and electricity;
- sanitation: basins, sinks, baths and toilets;
- space heating and hot water.
The duty starts when the landlord knows, or should know, of the problem, and the repair must be done within a reasonable time. The tenant must give reasonable access; the landlord must give at least 24 hours' notice to inspect.
Alongside it, the home must be fit for human habitation, and councils can act on serious hazards under the HHSRS.
Read more: Repairs, damp and mould: what the landlord must fix, and how fast
Related: Fitness for human habitation, HHSRS, Awaab's Law
Where this comes from
Related terms
Glossary
Awaab's Law
Rules setting fixed times for landlords to investigate and fix damp, mould and other serious hazards. In force for social housing; due to be extended to private lets.
Glossary
Category 1 hazard
The most serious level of hazard under the HHSRS. When a council finds one in a home, it must take enforcement action.
Glossary
Decent Homes Standard
A standard a home must meet: free of serious hazards, in reasonable repair, with reasonably modern facilities and warm. Applies to social housing; planned for private lets.
Glossary
EICR codes: C1, C2, C3 and FI
The codes an electrician uses on an EICR: C1 danger present, C2 potentially dangerous, FI further investigation needed, C3 improvement recommended.
Glossary
Fitness for human habitation
The legal requirement that a rented home is fit to live in at the start and throughout the tenancy, which tenants can enforce themselves in court.
Glossary
Housing Health and Safety Rating System (HHSRS)
The method councils in England use to assess hazards in homes, such as damp, cold, falls and fire, and decide whether to take action against the landlord.