The Landlord and Tenant Act 1985 - What It Means for You
The law is on your side. Here's what it says.
What Is the Landlord and Tenant Act 1985?
If you rent from the council or a housing association, one of the most important laws protecting you is the Landlord and Tenant Act 1985. You do not need to be a legal expert to understand it - this guide explains the key part in plain English and what it means for your home.
The Landlord and Tenant Act 1985 is a piece of UK law that sets out the rights and responsibilities of landlords and tenants. The most important section for social housing tenants is Section 11 - which deals with repairs.
What Does Section 11 Say?
Section 11 says that your landlord must keep your home in good repair. This is a legal duty — not a choice. It applies automatically to all tenancies lasting less than seven years, which includes almost all council and housing association tenancies.
It means your landlord is legally responsible for repairing and maintaining:
| What must be maintained | Examples |
|---|---|
| Structure and exterior | Roof, walls, windows, doors, gutters |
| Heating and hot water | Boiler, radiators, water tanks, pipes |
| Plumbing and sanitation | Toilets, sinks, baths, drains |
| Gas and electrical installations | Fixed wiring, gas pipes, fuse board |
Key point
Section 11 applies even if none of this is mentioned in your tenancy agreement. Your landlord cannot contract out of it or ask you to pay for repairs that fall within it.
Does My Landlord Have to Fix Everything?
Section 11 is broad, but it does have limits. Your landlord is responsible for repairs caused by wear and tear, age, or faults in the property. They are not usually responsible for:
- Damage you caused intentionally or through negligence
- Repairs to items you installed yourself (like your own appliances)
- Minor cosmetic issues that do not affect safety or habitability
If you are unsure whether something is your landlord's responsibility, the safest thing to do is report it in writing anyway. Your landlord is required to investigate.
Does Your Landlord Have to Know About the Problem?
Yes — your landlord is only required to carry out repairs once they have been told about the problem. This is why reporting issues in writing is so important.
Once you have reported a problem, your landlord must carry out repairs within a reasonable time. What counts as "reasonable" depends on how serious the issue is.
| Type of problem | Expected timeframe |
|---|---|
| No heating or hot water (winter) | 1-3 days |
| Dangerous electrics or gas leak | Immediate / within 24 hours |
| Serious leak or water damage | Within 1-5 days |
| Damp, mould, or structural issues | Within 2-4 weeks |
| Non-urgent repairs | Up to 28 days or longer |
Tip
Always report problems in writing — email or letter — and keep a copy. This creates a record that your landlord was notified, which is important if you later need to make a claim.
What If My Landlord Ignores the Problem?
If you have reported a repair and your landlord has not acted within a reasonable time, you have options. You do not have to simply wait.
You may be able to:
- Make a formal complaint to your landlord
- Refer your complaint to the Housing Ombudsman Service (this is free)
- Take legal action — a solicitor can write to your landlord requiring them to carry out repairs, and in some cases you may be entitled to compensation
Since October 2025, Awaab's Law has also added fixed legal timeframes for council and housing association landlords to investigate and fix damp, mould, and emergency hazards — on top of the repair duties described above. Read our guide: Awaab's Law — What It Means for Council and Housing Association Tenants.
See our Housing Ombudsman guide for more on the free complaints route: /resources/housing-ombudsman
Can I Claim Compensation?
If your landlord has failed to carry out repairs they were legally required to do under Section 11, and this has affected your health, safety, or daily life, you may be entitled to compensation as well as the repairs being carried out.
Compensation can cover:
- The inconvenience of living with the disrepair
- Damage to your belongings
- Health problems caused or made worse by the disrepair (such as breathing problems from mould)
Use our Step-by-Step Claims Checklist to see if you may have a valid claim: /resources/step-claim-checklist
Does This Law Apply to Private Tenants?
Section 11 applies to most rented properties in England and Wales, including private tenancies — but this service is specifically for council and housing association tenants. If you rent privately, you should seek advice from Citizens Advice or Shelter.
Need Help?
Council Repair Claims can help you understand your rights and connect you with a regulated solicitor (no-win, no-fee).
If your home has serious damp, mould, or other conditions affecting your health — and your landlord hasn't fixed it — we can help you understand whether you have a claim.
Contact us on 03330 111104 or email info@ashworthingramcp.co.uk
This article is general information only and not legal advice.
The law referenced is correct as of March 2026. Always check for updates at legislation.gov.uk.