The London Landlord's Maintenance Guide: What You Must Fix and When
Quick Answer
Landlords in England commonly have statutory duties covering the structure/exterior and specified water, gas, electrical, sanitation, heating and hot-water installations, alongside the duty to keep relevant homes fit for human habitation. Repair timing is generally based on what is reasonable in the circumstances rather than a universal 24-hour deadline. Separate gas, electrical, alarm and other safety regimes also apply.
Landlord maintenance combines repair duties, property-fitness obligations, safety checks, access, records and project-specific maintenance decisions. The correct response depends on the seriousness of the defect, the tenancy, the systems installed and the current legal regime. Use the guide as a practical framework and check current official guidance or legal advice where a decision turns on a statutory deadline or enforcement consequence.
Your Legal Obligations at a Glance
| Legislation | What It Covers | Required Response |
|---|---|---|
| Landlord and Tenant Act 1985 (s.11) | Structure/exterior and specified installations for water, gas, electricity, sanitation, space heating and hot water | Repairs generally need to be completed within a reasonable time after the landlord knows about them; urgency depends on the circumstances. |
| Homes (Fitness for Human Habitation) Act 2018 | Requires relevant rented homes to be fit for human habitation at the start of, and during, the tenancy | Assess and address hazards or defects according to their seriousness and effect on habitability; there is no single timetable for every defect. |
| Gas Safety (Installation and Use) Regulations 1998 | Annual gas-safety checks for covered landlord-provided appliances/flues by a Gas Safe registered engineer | Annual check where the regulations apply; existing tenants receive the record within 28 days and new tenants before occupation. |
| Electrical Safety Standards Regulations | Electrical installations in covered rented homes inspected and tested by a qualified person | At least every 5 years, with the report stating the next inspection date; remedial work follows the report and current regulations. |
| Smoke and Carbon Monoxide Alarm Regulations | Smoke alarms on required storeys and CO alarms in required rooms with fixed combustion appliances, excluding gas cookers | Required alarms must be in place as applicable; landlords must repair or replace an alarm once notified and found to be faulty. |
Repair Response Categories
Damp and Mould: Awaab’s Law and the Private Rented Sector
Awaab’s Law currently has statutory timeframes for social housing. The Renters’ Rights Act 2025 enables its extension to the private rented sector, but the government’s implementation roadmap still lists the PRS commencement date as TBC and subject to consultation. Do not apply social-housing Awaab timeframes to a private landlord unless and until the relevant PRS regulations are in force.
Damp and mould can engage existing fitness and Housing Health and Safety Rating System duties, and local authorities can use Housing Act 2004 enforcement powers where the statutory tests are met. The appropriate notice, remediation period and financial consequences depend on the specific enforcement route and current law, so this page does not state one universal fine or deadline.
Rent Repayment Orders
Rent repayment orders are available for specified housing-related offences. For offences committed on or after 1 May 2026, the Renters’ Rights Act changes expanded the regime and the maximum amount can be up to two years’ rent. Whether an RRO is available depends on the offence, dates and statutory conditions.
Good maintenance records do not prevent every dispute, but dated repair reports, access attempts, instructions, certificates, invoices and completion records can provide important evidence of what was known and what action was taken.
Landlord Maintenance & Compliance Checklist
Landlord Maintenance Contact Route Status
Use the contact-status page to check which TCM enquiry route is currently verified. Project coverage, response arrangements, specialist responsibilities and quotation terms remain property-specific; this page does not state a universal monthly plan, 24/7 SLA or compliance-documentation package.