A Tenant’s Guide to Reasonable Repair Requests

Not sure what repairs you can ask your landlord to fix? This UK tenant guide explains what counts as a reasonable repair request, your landlord’s responsibilities for heating, plumbing and electrics, and how to report maintenance issues quickly to avoid delays or disputes.

Most tenants know their landlord is responsible for repairs. However, confusion often starts when a problem feels “minor” or when it’s not clear whether it counts as routine maintenance, wear and tear, or tenant damage.

From leaky taps and broken appliances to damp, mould and heating problems, repair requests can quickly become stressful if you’re unsure where you stand. The good news is that tenants have clear rights under UK rental rules, and landlords have legal obligations to keep a property safe and fit to live in.

This guide explains what counts as a reasonable repair request, what your landlord must fix, and how to handle property maintenance issues in a way that avoids unnecessary delays or disputes.

What Is a Landlord Responsible For in the UK?

In most UK rental agreements, landlords must ensure the property is safe, habitable, and maintained in a good state of repair. Their responsibilities usually include issues that affect the structure, safety and essential services within the home.

The Structure and Exterior of the Property

Your landlord is typically responsible for repairs involving the structure and exterior, including:

• Roof leaks and damaged guttering

• Cracks that lead to water ingress

• External doors and window frames

• Broken locks affecting property security

• Structural issues causing damp

If damage affects your safety or the integrity of the building, it should always be reported.

Plumbing, Water Supply and Drainage

A landlord is normally responsible for plumbing repairs such as:

• Broken toilets or flushing systems

• Leaking pipes and faulty valves

• Persistent dripping taps (particularly if worsening)

• Problems with water pressure

• Blocked drains, where not caused by misuse

Plumbing issues are worth reporting early, as they can lead to more serious property damage quickly.

Heating and Hot Water

Few issues cause more urgency than heating problems, especially during the colder months. Your landlord should arrange repairs for:

• Boiler breakdowns

• Radiators not heating properly

• Hot water failure

• Faulty thermostats or heating controls

If your property has no heating or hot water, this is generally considered urgent, particularly in winter.

Electrical Repairs and Safety Issues

Your landlord must ensure the electrical installations in the home remain safe and in working order. This can include:

• Loose or sparking plug sockets

• Faulty light fittings

• Frequent power trips

• Broken extractor fans in bathrooms and kitchens

• Damaged wiring or unsafe electrics

Electrical faults should never be ignored, even if they seem intermittent.

Gas Safety and Repairs

If your property has gas, your landlord must keep gas appliances and fittings safe. Repairs may be needed for:

• Unsafe boilers or gas fires

• Suspected carbon monoxide issues

• Faulty gas appliances supplied with the property

Landlords must also arrange an annual gas safety check.

Appliances Provided With the Property

If appliances are supplied as part of the tenancy, the landlord is usually responsible for repairs or replacement due to normal use. This may include:

• Oven or hob

• Washing machine

• Fridge freezer

• Dishwasher

However, tenants should use appliances correctly and report problems before they worsen.

Damp and Mould Issues

Damp and mould is a common issue in UK rental properties and can often be linked to poor ventilation, structural problems or leaks.

Your landlord may be responsible where damp is caused by:

• A leak or water ingress

• Structural damp

• Poor ventilation in the property

• Faulty extractor fans

Tenants are usually expected to reduce everyday condensation where possible, but recurring mould should always be reported, especially if it spreads or returns quickly after cleaning.

What Counts as a Reasonable Repair Request?

A reasonable repair request is one that involves necessary maintenance or repairs to things already provided as part of your rental home. Rent payments are not just for living in the property, but also for it being kept safe and functional.

In most cases, it is reasonable to request repairs when a problem:

• affects your health or safety

• impacts essential services such as heating, hot water or electrics

• causes damage to the property if left unresolved

• prevents you using facilities included in the tenancy

Examples of reasonable repair requests include:

• A heating system not working properly

• A leak under the sink or through a ceiling

• A broken shower or toilet

• Unsafe electrical sockets

• A window that won’t shut or lock

• Damp patches and mould growth

• A landlord-supplied appliance not working

A tenant does not usually have the right to request upgrades that are not necessary, such as replacing functioning appliances with newer models or making cosmetic changes purely for appearance.

Why You Should Report Repairs Quickly

One of the most important steps a tenant can take is reporting issues as soon as they notice them. Even a small problem can become serious, costly and disruptive if left for too long.

For example:

• A slow leak can lead to damp, mould, or rotten flooring

• A faulty extractor fan can cause condensation and mould

• A repeated electrical trip may indicate wiring faults

• A dripping tap can damage units and increase water waste

Reporting early also protects you, as it creates a record that you acted responsibly. This helps avoid disputes about whether damage occurred because the issue was ignored.

How Long Should a Landlord Take to Fix Repairs?

Not every repair has the same urgency, and the timescale will depend on the severity of the issue.

Emergency Repairs

Repairs that risk safety, security, or basic living conditions should be dealt with as quickly as possible. Examples include:

• No heating or hot water during colder weather

• Major water leaks or flooding

• Complete electrical failure

• Unsafe gas appliances

• A broken external door or window affecting security

Urgent Repairs

These usually need action within a few days, such as:

• Boiler issues where heating is inconsistent

• Significant plumbing leaks

• Unsafe fixtures such as loose handrails

• Failed extractor fans causing heavy condensation

Routine Repairs

These repairs still matter, but may take longer, including:

• Dripping taps

• Minor cracks or cosmetic issues

• Loose cupboard hinges

• Minor appliance faults that don’t affect safety

A reasonable landlord or managing agent should still acknowledge the issue, explain the likely timeframe, and keep you updated.

Wear and Tear vs Tenant Damage: Who Pays?

Understanding the difference between wear and tear and tenant-caused damage can prevent arguments and unexpected charges.

Wear and Tear (Landlord Responsibility)

Wear and tear happens naturally when a home is lived in. Examples include:

• Appliances breaking down due to age

• Light scuffs or marks over time

• Carpet thinning in high-traffic areas

• Sealant cracking due to general use

• Door handles loosening gradually

These are typically the landlord’s responsibility to repair.

Tenant Damage (Tenant Responsibility)

If damage is caused carelessly, through misuse, or from neglect, tenants may be liable. Examples include:

• Blocked drains caused by wipes, grease or food waste

• Damage caused by improper use of appliances

• Broken fixtures caused by force or impact

• Damage made worse by ignoring a growing issue

If in doubt, it’s always best to report the issue early rather than wait until the problem becomes severe.

What Are Your Responsibilities as a Tenant?

Even though landlords have repair obligations, tenants also have responsibilities to help keep the property in good condition.

Report Problems Promptly

If you notice issues such as leaks, mould, faulty electrics or heating problems, report them as soon as possible. Waiting can lead to bigger repairs and may create disputes over liability.

Use the Property Responsibly

Tenants should take reasonable care of the property, including:

• Using heating and ventilation correctly

• Keeping the home clean and well-aired

• Using landlord-provided appliances properly

• Avoiding DIY repairs that could make the issue worse

Allow Access for Repairs

Landlords and contractors usually need access to carry out repairs. While you are entitled to notice, tenants should cooperate in arranging appointments, especially for essential repairs. Repeatedly refusing access could cause delays and potentially create further issues.

How to Request Repairs Properly (And Avoid Delays)

A clear repair request is more likely to be dealt with quickly. When reporting a maintenance issue, include:

• What the problem is

• Where it is located

• When it started

• Whether it’s getting worse

• Photos or short videos

• Suitable times for access

It’s always best to report repairs in writing, such as by email, so you have a record of the request and response.

Looking for a Property to Rent?

If you’re searching for a rental home, speak to the team at The Letting Experts today. We specialise in the UK rental market and can help you find a home that suits your lifestyle and budget.

Call us on 0333 344 9915.

In the meantime, we've answered some of your common questions about reasonable repair requests.

Frequently Asked Questions: Repairs and Maintenance for Tenants

What repairs can I ask my landlord to fix?

You can ask your landlord to fix issues that affect your safety, basic living conditions, or the working order of essential services such as heating, hot water, plumbing, electrics and structural repairs. It’s also reasonable to request repairs to appliances provided with the property.

Can my landlord ignore a repair request?

A landlord should not ignore repair requests, particularly if the issue affects the property’s safety or suitability to live in. Always report repairs in writing and follow up if you do not receive confirmation that the issue is being addressed.

How long does a landlord have to fix repairs?

Timescales depend on the seriousness of the repair. Emergency issues should be handled as quickly as possible, urgent issues within days, and routine repairs within a reasonable timeframe. Landlords should still keep tenants informed of expected timelines.

Am I responsible for damp and mould in a rental property?

It depends on the cause. If mould is caused by leaks, structural issues, or poor ventilation in the property, it is usually the landlord’s responsibility. If mould is caused mainly by condensation and lack of ventilation, tenants may be expected to manage it. If mould is persistent or spreading, report it as soon as possible.