How Long Does a Landlord Have to Make Repairs in England and Wales?
Written by the Housing Repair Help Editorial Team and reviewed by our claims team — a trading style of Reclaim Experts Ltd, an FCA authorised claims management company (FRN 1030701), Innovation Centre, 49 Oxford Street, Leicester, LE1 5XY. About us and our editorial standards.
Published 15 August 2025. Last reviewed and updated 11 August 2026.
How long does a landlord have to make repairs? It's one of the most common questions tenants in England and Wales ask. There is no single legal deadline for every repair, but landlords must act within a "reasonable" time under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 — and what counts as reasonable depends on how serious the problem is. As a rule of thumb: 24 hours for emergencies, 1–7 days for urgent repairs and up to 28 days for routine work. This guide sets out the timescales repair by repair, including boilers, leaking roofs and damp, and explains what to do when your landlord takes too long.
How Long Does a Landlord Have to Fix Repairs?
the law in England and Wales does not specify exact deadlines for every type of repair. However, landlords are expected to carry out repairs within a "reasonable" time from the date you report the problem. As a general guide:
These timescales are guidelines rather than strict legal deadlines, but they reflect what courts, councils and the Housing Ombudsman generally consider reasonable.
Landlord Repair Timescales by Type of Repair
Typical timescales tenants can expect once a repair has been reported in writing:
| Repair | Expected timescale | Priority |
|---|---|---|
| Gas leak or suspected carbon monoxide | Immediately / 24 hours | Emergency |
| No heating or hot water (broken boiler) | 24 hours | Emergency |
| Burst pipe or major water leak | 24 hours | Emergency |
| Dangerous electrics or exposed wiring | 24 hours | Emergency |
| Insecure door, broken lock or window | 24 hours | Emergency |
| Leaking roof letting water into the home | 1–7 days (temporary fix), full repair up to 28 days | Urgent |
| Partial heating loss (some radiators cold) | 1–7 days | Urgent |
| Blocked drains, toilet or sewage smell | 1–3 days | Urgent |
| Damp and mould affecting health | Investigate promptly; emergency hazards within 24 hours | Urgent |
| Faulty extractor fan or ventilation | Up to 28 days | Routine |
| Dripping taps, minor plumbing | Up to 28 days | Routine |
| Cracked plaster, cosmetic damage | Up to 28 days | Routine |
How Long Can a Landlord Take to Fix a Boiler?
A broken boiler that leaves you with no heating or no hot water is normally classed as an emergency repair. Most landlords and social housing repair policies aim to attend within 24 hours and restore heating or hot water the same day where possible. Where a full repair or replacement takes longer, your landlord should provide temporary heaters or an immersion heater in the meantime.
Vulnerable households come first. If your home includes young children, older people, or anyone with a health condition made worse by the cold, a boiler fault should be treated as a priority emergency. Say this clearly when you report it, and keep a copy of what you sent.
Landlords must also arrange an annual gas safety check by a Gas Safe registered engineer. If your boiler has repeatedly broken down, or you have been without heating or hot water for days or weeks, that may amount to housing disrepair and you may be able to make a claim.
How Long Does a Landlord Have to Fix a Leaking Roof?
Roofs are always the landlord's responsibility — Section 11 of the Landlord and Tenant Act 1985 covers the structure and exterior of the property, and this cannot be passed to the tenant in the tenancy agreement.
Severe leak — water pouring in, reaching electrics, or making a room unusable: emergency, 24 hours
Active leak — water entering during rain, staining ceilings: urgent, temporary fix within 1–7 days
Full repair — scaffolding, tiles or roof structure: usually within 28 days, weather permitting
Follow-up work — replastering, redecorating and treating resulting damp should be scheduled once the leak is fixed
A roof leak left unrepaired almost always leads to damp and mould, damaged belongings and higher heating bills — all of which can form part of a disrepair claim.
How Long Does a Landlord Have to Fix Damp and Mould?
Damp and mould are treated more strictly than other repairs because of the health risks. Under Awaab's Law, social landlords in England must investigate reported damp and mould hazards within set timescales, tell the tenant what they found, and begin work quickly where the hazard poses a significant risk to health. Hazards presenting an imminent danger must be dealt with within 24 hours.
Private landlords are not bound by the same statutory timetable, but the Homes (Fitness for Human Habitation) Act 2018 requires the property to be fit to live in throughout the tenancy — so persistent damp and mould still needs to be resolved within a reasonable time. Read more in our guide to whether mould is the landlord's responsibility.
Urgent vs Non-Urgent Repairs
Urgent Repairs
Non-Urgent Repairs
Tenant Responsibilities
While landlords carry the main repair obligations, tenants also have responsibilities:
Report issues promptly — your landlord can only act once they know about the problem, and the clock starts from the date you report it
Report in writing — email or an app message creates the dated evidence you need if the repair is delayed
Allow reasonable access — landlords typically need to give 24 hours' notice before entering
Take basic care — use the property responsibly and carry out minor tasks like changing light bulbs
Ventilate the property — proper ventilation can help reduce condensation, though structural damp is the landlord's responsibility
What To Do If Repairs Are Ignored
If your landlord has been notified and has failed to act within a reasonable time:
Follow up in writing
Use the formal complaints process
Contact your local council
Seek advice
Consider a housing disrepair claim
Solicitors Regulation Authority
When asking how long does a landlord have to make repairs, many tenants reach a point where legal support becomes necessary. Any solicitor we connect you with is authorised and regulated by the Solicitors Regulation Authority (SRA). The SRA sets professional standards for solicitors in England and Wales, ensuring you receive properly regulated, accountable legal advice on your housing disrepair matter.
Free Independent Advice
Before taking action, it can help to speak with a free, independent advice service about how long your landlord has to make repairs and your wider rights as a tenant:
Has your landlord failed to carry out repairs?
If you've been waiting too long, you may be eligible to make a claim. Check in minutes.
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Related Guides
Frequently Asked Questions
This article provides general information about housing issues in England and Wales and does not constitute legal advice. Legal services may be provided by independent solicitors where appropriate.
Social Housing vs Private Landlord Deadlines
Council and housing association tenants have extra protections that private tenants do not:
Council / Housing Association Tenants
Private Tenants
More detail for each route: council housing disrepair and private landlord disrepair claims.