Responsibility for repairs
This content applies to England only.
Housing laws vary between England and Scotland. This page applies to England only. Get advice relating to Scotland
Council and housing association landlords are normally responsible for most repairs. As a tenant, you are probably only responsible for some minor maintenance and for putting right any damage you have caused.
What are my responsibilities?
It's up to you to look after the property and avoid causing any damage wherever possible. This involves:
- keeping your home reasonably clean
- not damaging the property or any contents provided, and not allowing your family or guests to do so either
- carrying out minor maintenance, like checking smoke alarm batteries
- using the heating properly, to avoid dampness and burst pipes.
In most cases, you will also be responsible for interior decoration. Your tenancy agreement should set out exactly who is responsible for what.
What is my landlord responsible for?
Your landlord will always be responsible for repairs to:
- the structure and exterior of the building - this includes the roof, walls, windows and external doors
- central heating, gas fires, fireplaces, flues, ventilation and chimneys
- water, pipes, basins, sinks, toilets and baths, drains and guttering
- gas pipes, electrical wiring, and any appliances provided
- common parts such as lift, communal entrances.
Your tenancy agreement may give your landlord extra obligations, such as the maintenance of fences or boundary walls around your home - check to see what it says.
They are not required to fix any damage caused by anyone in your household, or any guests you have. This will be the case regardless of whether the damage is caused accidentally or on purpose.
What about dampness?
It isn't always easy to work out who is responsible for sorting out problems with dampness, because it's often difficult to identify the cause. But landlords are usually responsible if the dampness is the result of:
- leaking pipes
- a structural defect (such as a leaking roof)
- an existing damp proof course that is no longer working (if there wasn't one to begin with, your landlord does not have to put one in)
Some dampness is a result of condensation caused by lack of ventilation, lack of insulation, and/or inadequate heating. Check your tenancy agreement - it may say that your landlord has to fix the problem.
If you rent your home from a housing association, the council's environmental health department may be able to help you. But sometimes, due to the design of the building, there may be little that you can do.
Bear in mind that dampness can also be caused by condensation produced by drying clothes indoors or the heating system not being used effectively. If this is the case, your landlord may not be liable. It can be difficult to work out who is responsible. Contact an adviser for help.
What about my own appliances and installations?
Your landlord is only responsible for maintaining any electrical appliances and installations that have been supplied with the property.
They are not responsible for repairing any appliances or installations that belong to you or which you have had installed. For example, if you have bought a dishwasher or tumble drier and had it installed, you will be responsible for its upkeep. Your tenancy agreement may list the appliances your landlord must maintain.
If your landlord has supplied any gas appliances, they will be responsible for ensuring they are safe.
What about communal areas?
Your landlord is responsible for repairs to areas that are shared with other people, such as hallways, stairs, or lifts.
What about gardens?
Your tenancy agreement should say who has responsibility for the upkeep of your garden. It is often the tenant's responsibility, although this doesn't mean that you will have to improve the garden if it is in a mess.
If the garden is shared with other tenants, you may all share responsibility for the upkeep, unless one tenant has agreed to take it on. However if the garden's not mentioned at all it is possible that neither you nor your landlord has responsibility.
What about decorating?
Tenants are usually responsible for the internal decorations unless work is needed because of dampness or disrepair that is the landlord's responsibility.
Always get your landlord's written permission before you start any redecorating.
What about fitting new equipment?
In many cases, if you want something new, it will be classed as an improvement rather than a repair. For example, if your shower breaks and you need a new one, this would be a repair. However, if the property didn't have a shower when you moved in but you decide that you would now like one, it would be an improvement.
If this is the case, your landlord is probably not be responsible for doing the work. However, you may be able to convince your landlord that the repair is necessary if you need the new facilities because of a disability. In this case, they might be classed as adaptations.
If you're having problems getting this sort of help from your landlord, a local advice centre may be able to help you negotiate with them. Use our directory to find one.
