Section 11 of the Landlord and Tenant Act 1985 implies repair obligations into every residential tenancy. These cannot be excluded by the tenancy agreement. From 1 May 2026, Awaab's Law adds mandatory response timeframes for hazards including damp, mould, and excess cold.
Section 11, what landlords must repair
- Structure and exterior: walls, roof, foundations, windows, external doors, gutters and drains
- Water, gas, and electricity installations: all plumbing, sanitation, gas supply, and electrical installation
- Space heating and water heating: boiler, radiators, and hot water system
- These obligations cannot be transferred to the tenant by agreement
Homes (Fitness for Human Habitation) Act 2018
The FFHH Act 2018 requires the property to be fit for human habitation throughout the tenancy. Any HHSRS hazard, damp, excess cold, structural instability, fire safety defects, creates a breach. Tenants can sue in county court for damages without proving negligence.
Awaab's Law timeframes (from 1 May 2026)
- Emergency hazards: investigate and begin remediation within 24 hours
- Damp, mould, and significant hazards: investigate within 14 days; written report within 7 days; remediation begun within 7 days of report
- Breach gives tenants right to damages and court order; local authorities can impose civil penalties
Notice and reasonable time
The landlord's repair obligation only arises after the tenant gives notice of the defect, verbal or written. Once notified, the landlord must act within a reasonable time: days for heating failure in winter; weeks for minor defects. Tenants must give reasonable access for inspections and repairs.