Fix it fast: how long do landlords actually have to carry out repairs?

One of the questions we get asked most often — usually by a landlord who's just had an anxious call from a tenant — is some version of "how long do I have to sort this?" It's a fair question, and the honest answer is: it depends. But "it depends" isn't very useful at ten o'clock on a Sunday evening when the boiler has packed in, so let's break it down properly.

The legal framework

Under Section 11 of the Landlord and Tenant Act 1985, landlords are legally required to keep the structure and exterior of a property in repair, and to maintain the installations for heating, hot water, gas, electricity, and sanitation. This applies to all residential tenancies.

The law doesn't specify exact timescales for every repair. Instead, it uses the standard of "reasonable time" — which is deliberately flexible, because what's reasonable for a dripping tap is very different from what's reasonable for a boiler failure in January.

Emergency repairs: hours, not days

At the serious end of the scale are emergencies — situations that present an immediate risk to health, safety, or security. These need attention within 24 hours, and in some cases within hours.

Examples include: total loss of heating or hot water in cold weather, significant water leaks or flooding, a broken front door lock, exposed electrical wiring, and gas leaks (which should always be reported to the National Gas Emergency line immediately — 0800 111 999 — and the property vacated until made safe).

For these, "I'll get someone out next week" isn't good enough and isn't lawful.

Urgent repairs: within a few days

Below emergencies, there's a category of urgent-but-not-life-threatening repairs. A boiler that's stopped working in mild weather, a significant roof leak, a broken window, a faulty extractor fan in a bathroom — these are things that need attention within three to seven days.

The key test is impact on the tenant's ability to live normally in the property. Anything that meaningfully disrupts that needs to be treated as a priority.

Routine repairs: up to 28 days

For genuinely minor issues — a dripping tap, a faulty light switch, a stiff door handle — landlords typically have up to 28 days. Longer than this and you start to move into territory where tenants can complain to the local authority, and the local authority can issue improvement notices.

Even for routine jobs, leaving them indefinitely is a mistake. Small problems that get ignored have a habit of becoming large problems — a slow drip becomes water damage, a stiff door becomes a broken frame.

Where Awaab's Law changes things

Regular readers of this blog will know we've covered Awaab's Law in a previous post. To recap: although it currently applies only to social housing, the Renters' Rights Act 2025 has created the framework to extend similar obligations to private landlords. When that happens, damp and mould reports will carry fixed, legally enforceable timescales — and "we'll get round to it" won't be a defence.

The direction of travel is clear. Treating damp and mould reports as a priority now, before legislation forces the issue, is just good practice.

A word of caution for tenants: calling your own contractor

This one comes up more than you'd think, so it's worth including. If a tenant decides to call out their own emergency contractor — without first notifying the landlord or agent and giving them a reasonable opportunity to respond — they may well find themselves liable for the entire cost, even if the problem was genuinely the landlord's responsibility to fix.

The reason is straightforward: landlords have the right to arrange repairs through their own trusted contractors, and that right only kicks in once they've been informed of the problem. A tenant who bypasses this process, even with good intentions, loses the legal footing to pass the bill on.

Where this particularly catches people out is with out-of-hours call-outs. A tenant notices a leak on a Friday evening, can't get hold of anyone, calls a plumber, and receives a bill for £400 — only to be told by their landlord that a thirty-minute fix on Saturday morning would have cost a fraction of that, and that the emergency call-out charge won't be covered.

The golden rule: always notify the landlord or agent first, in writing if possible, and keep a record of when you did so. If there's a genuine emergency and you can't reach anyone, document every attempt you made to make contact before calling your own contractor. That paper trail is what determines who pays.

For landlords and agents, the flip side of this is equally important: being reachable matters. Having a clear process for tenants to report urgent issues — and responding promptly — protects you as much as it protects them.

The risk of ignoring repairs

Beyond the legal obligations, there's a practical case for acting fast. Tenants who feel their landlord is unresponsive are more likely to escalate — to the local authority, to a housing tribunal, or in serious cases to a solicitor pursuing a housing disrepair claim. Rent repayment orders are a real possibility where landlords have knowingly failed to carry out necessary repairs.

And then there's the property itself. A repair that costs £150 now can easily become a repair that costs £1,500 if it's left to worsen.

How we can help

We work with landlords and letting agents across London who need repairs turned around quickly. Whether it's an emergency call-out, a boiler issue, a leak, electrical work, or a backlog of smaller jobs building up — we can usually attend the same or next day for urgent matters, and we handle multiple trades so you're not coordinating a queue of different contractors.

Give us a call on 020 7993 8277 or email info@lapps.co.uk and we'll get things sorted.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. Repair timescale obligations depend on individual circumstances and legislation can change — we recommend seeking advice from a qualified professional if you have specific concerns about your legal obligations as a landlord. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.