Repairs on a rented property
Landlords
Landlords have certain obligations in law to ensure a property they let is maintained to a safe and approved standard. As a landlord, you are responsible for the following duties once the tenancy has started:
- Keep the supply of water, gas, electricity and heating in good repair and proper working order
- Keep the property safe and free from serious health and safety hazards. Further information on health hazards is provided in the how to rent a safe home guide
- Carry out most repairs. If something is not working, ask your tenant to report it to you (or your agent) as soon as they can
- Maintain the structure and exterior of the property
- Maintain any appliances and furniture you have supplied
- Fit smoke alarms on every floor, and carbon monoxide alarms in rooms with appliances using solid fuels such as coal and wood
- Make sure these alarms are in working order at the start of a tenancy
- Arrange an annual gas safety check by a Gas Safe engineer for any gas appliances on the property
Full guidance is available on the government website.
Rights and responsibilities
Reporting repairs and getting them done can cause problems between private tenants and their landlords. A good starting point is to know who is responsible for what.
Landlord's responsibilities
The property must be dry, safe and structurally stable. It must have adequate heating, drainage, lighting, ventilation, toilet and bathing facilities. It should meet the required health and safety standards.
The landlord is responsible for repairs to the structure of the building: the roof, windows, doors, drains, gutters, baths, sinks, toilets, heating, hot water, damp and general building repairs. They must also repair damage that was caused by someone with no connection to the tenant - for example during a break-in or vandalism.
Tenant's responsibilities
The tenant must do minor jobs, like replacing fuses, or clearing a blocked sink. They must also repair damage that they or their visitors have caused. The full guidance can be read on the government website
Reporting repairs
When a repair needs doing, the tenant must tell the landlord as soon as possible - immediately if it's an emergency (such as a burst pipe).
The landlord has a 'reasonable time' to do the repair. There are no hard and fast rules about how long work should take; it depends on the urgency of the job. A blocked toilet should be repaired much more quickly than a sticking window for example.
If your landlord won't carry out a repair
If you are a tenant and the repair isn't done in a reasonable time, even after reminding the landlord, do not stop paying your rent.
Report a landlord for not carrying out a repair
Alternatively you can contact the Housing Standards Team on 01253 891000 or by emailing mailroom@wyre.gov.uk. Please provide brief details of the repair required and the name and contact details of your landlord.
An officer will contact you to arrange an inspection and any disrepair or defects found at this time will be reported to the landlord who will be given the opportunity to undertake all the necessary works. If the landlord fails to do this work formal action may be taken whereby statutory notices are served on them. If they still do not do the works they may be prosecuted.
Landlord's visit
The landlord has the right to come into your home to check what needs repair. But they must give at least 24 hours notice, and must come at an agreed time - as quickly as possible if it's an emergency job.