The London Landlord's Maintenance Guide: What You Must Fix and When
Quick Answer
Landlords in England must repair the structure, exterior, heating, hot water, gas, and electrical installations under the Landlord and Tenant Act 1985. The Homes (Fitness for Human Habitation) Act 2018 adds a broader duty to keep the property free from 29 HHSRS hazards throughout the tenancy. Emergency repairs (no heating in winter, burst pipes) must be attended to within 24 hours. Failure to comply exposes landlords to rent repayment orders of up to 12 months' rent.
Landlords in London face a specific set of legal obligations around property maintenance. The Homes (Fitness for Human Habitation) Act 2018 and the Landlord and Tenant Act 1985 set out clear duties. Failing to meet them exposes you to rent repayment orders, fines, and civil claims. What follows is a practical breakdown of what you are legally required to fix, how quickly, and what happens if you do not.
Your Legal Obligations at a Glance
| Legislation | What It Covers | Required Response |
|---|---|---|
| Landlord and Tenant Act 1985 (s.11) | Structure and exterior, heating and hot water, basins, sinks, baths, drains, gas and electrical installations | Reasonable time — typically 24 hours for no heating in winter, 7 days for non-urgent structural issues |
| Homes (Fitness for Human Habitation) Act 2018 | 29 HHSRS hazards including damp, mould, excess cold, falls, fire, electrical hazards | Property must be fit at start of tenancy and throughout. Tenant can sue for breach without prior notice. |
| Gas Safety (Installation and Use) Regulations 1998 | Annual gas safety check by Gas Safe registered engineer. Certificate to tenant within 28 days. | Annual — no flexibility. Failure is a criminal offence. |
| Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 | EICR (Electrical Installation Condition Report) every 5 years or at change of tenancy | Every 5 years. Remedial work required within 28 days of report. |
| Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 | Smoke alarm on every storey. CO alarm in every room with a fixed combustion appliance. | Must be in place at start of tenancy and tested. Landlord must repair/replace when notified of fault. |
Repair Response Categories
Damp and Mould: The Awaab Ishak Law
The Social Housing (Regulation) Act 2023 introduced Awaab's Law, which requires social landlords to investigate damp and mould within 14 days and begin repairs within 7 days of investigation. While this currently applies to social housing, the government has confirmed it will extend to the private rented sector. Many London councils are already using existing HHSRS powers to enforce equivalent standards.
Damp and mould is a Category 1 HHSRS hazard when it poses a significant risk to health. A tenant can refer a Category 1 hazard to the local authority, which can issue an Improvement Notice requiring remediation within 28 days. Failure to comply results in a fine of up to £30,000 and a banning order from letting property.
Rent Repayment Orders
Under the Housing and Planning Act 2016, tenants and local authorities can apply to the First-tier Tribunal for a Rent Repayment Order (RRO) where a landlord has committed a relevant offence. Relevant offences include failing to comply with an Improvement Notice. An RRO can require repayment of up to 12 months' rent.
The First-tier Tribunal awarded RROs totalling over £2.4 million in 2023–24 in London alone. The trend is upward. The most effective protection is a documented maintenance log showing that repairs were reported, acknowledged, and completed within a reasonable timeframe.