Advice For tenants Who fixes what
For tenants · Repairs
Who fixes what: tenant or landlord?
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If something breaks in a rented home, the first question is usually: is this mine to fix, or the landlord’s? This page sets out the typical split in England, in plain English, and points you to official guidance.
This is about England
Most of what follows is written for people renting privately in England. Scotland, Wales and Northern Ireland have their own rules. If you live there, use the official guidance for that nation rather than assuming this page applies.
Your tenancy agreement can add detail, but it cannot usually take away repairs the law already says the landlord must do. If the agreement is unclear, the official pages below are the safer place to check.
What your landlord must usually fix
In England, your landlord is generally responsible for keeping the home safe and in repair. Official GOV.UK guidance says a landlord is always responsible for repairs to:
- the structure and exterior — the roof, walls, windows, doors, drains, gutters and external pipes
- heating and hot water, including the boiler
- the supply of gas, electricity and water, including wiring, pipes and flues
- basins, sinks, baths, toilets and other sanitary fittings, including the pipes and drains that serve them
- fire safety issues
- any damage the landlord or their contractors cause while attempting repairs
They are also usually responsible for common areas, such as shared staircases in a block of flats. If you are unsure, check your agreement and the official guidance.
Landlords must also keep a rented home safe and free from serious health hazards. That includes problems that make a home unfit to live in, such as serious damp and mould caused by the building, not just by everyday steam from cooking or showers.
You should not be forced to carry out repairs that are your landlord’s job. You should only do repairs yourself if your tenancy agreement says you can, and never attempt gas work or notifiable electrical work.
What you are usually responsible for
As a tenant, you are generally expected to look after the home in a “tenant-like” way. In practice, that usually means:
- using the property carefully — for example, turning the water off at the mains if you go away in freezing weather, and keeping air flowing so everyday moisture does not sit on the walls
- paying the agreed rent, even while you are waiting for a repair or you are in a dispute
- paying to put right damage caused by you, your family, lodgers or guests — for example, a cracked pane you broke, or a leak into the flat below from an overflowing bath
- replacing small, everyday items that you reasonably use up, such as a light bulb or a vacuum-cleaner bag, unless your agreement says otherwise
- reporting problems promptly, especially anything that could be dangerous, such as a gas fault, exposed wiring, or a leak that could damage the building
- giving the landlord or their contractors access to inspect or repair, with at least 24 hours’ notice and at a reasonable time of day, unless it is an emergency
Normal wear and tear — scuffs, faded paint, or a carpet worn by ordinary use — is not usually “damage”. Damage is something broken or spoiled beyond ordinary use.
A simple split
Every home and every agreement is a little different, but this is a useful starting point. It is a guide, not a ruling on your tenancy.
| The job | Usually the landlord | Usually the tenant |
|---|---|---|
| Broken boiler, no heating or hot water | Yes — report it at once | Only if you caused the damage |
| Leaking roof, gutter or outside pipe | Yes | No |
| Faulty wiring, broken socket or consumer unit | Yes — do not DIY this | No, except damage you caused |
| Gas appliance, flue or pipework | Yes — a Gas Safe engineer only | Do not touch gas work |
| Toilet, bath, basin or blocked drain (if the fitting or pipe is faulty) | Yes | If a blockage is from hair, wipes or grease you introduced, you may be asked to clear or pay for it |
| Broken window or front door (wear, fault or security) | Usually yes | If you, a guest or a break-in you did not report caused the damage, you may be charged |
| Damp and mould from a leak, failed gutter, or poor structure | Yes | Everyday condensation is helped by heating and ventilation; report it anyway if it keeps coming back |
| Changing a light bulb, unblocking a sink you clogged, hanging a curtain pole you own | Not usually | Usually yes, if you can do it safely |
| White goods the landlord supplied (if the agreement says they are included) | Often the landlord, if they provided them and they have failed through wear | If you damaged the appliance |
| Redecorating to your taste mid-tenancy | Only if the agreement says so, or as part of a repair they caused | Ask first. You may have to put it back at the end |
What to do before you pick up a tool
If the job is the landlord’s, report it in writing — an email or letter is better than a phone call on its own — and keep the photos and dates. Our coming article on how to report a repair will go through this in more detail. For now, take a clear photo, note the date, and say what has happened and how it affects you.
If the job looks like yours, and it is a simple, safe fix, you can use one of our beginner guides and a short shopping list. If you are not sure, or the work involves gas, the electrical installation, the structure, or a leak you cannot see the end of, stop and tell the landlord.
Do not withhold rent to try to force a repair. Official guidance is that you should carry on paying rent while you wait. If the landlord does not act, there are proper next steps — including writing again and, if needed, contacting your council — which Shelter explains in the links below.
Official guidance
These are official GOV.UK and Shelter England pages we have checked. They are the best place to confirm the rules for your situation.
- GOV.UK: Private renting — repairs — what your landlord must repair, and what you are usually responsible for
- GOV.UK: Your rights and responsibilities — including access for repairs, paying rent, and looking after the property
- GOV.UK: How to rent — the official checklist for tenants in England
- GOV.UK: Tenancy deposit protection — if a repair dispute later affects your deposit
- Shelter England: Landlord and tenant responsibilities for repairs — a clear, longer explanation of who does what
- Shelter England: Repairs advice — a hub covering reporting problems, damp and what to do next
- Shelter England: If your private landlord won’t do repairs — practical next steps, including records and contacting the council
FAQ
Can my agreement make me do the landlord’s repairs?
Usually no. Official guidance says you cannot be forced to do repairs that are your landlord’s responsibility, and you should only carry out repairs if the agreement says you can. If a clause looks unfair, check GOV.UK or get advice rather than guessing.
Who pays if a guest breaks something?
You are usually responsible for paying to put right damage caused by your family and friends, as well as damage you cause yourself. Wear and tear from ordinary living is different.
Should I stop paying rent until it is fixed?
No. GOV.UK says you should carry on paying rent while you are waiting for repairs. If the problem is not put right, use the official next steps rather than withholding rent.
Your call
Go or no?
If it is a small, safe job that is yours to do, give it a go. We’ll point you to a beginner guide and a short shopping list. If you’d rather not, or the work needs a trade, say no and we’ll help you find someone local.
Right then. Here’s a sensible starter kit, and links to the relevant guides.
No problem. We’ll show you how to find a local tradesperson.
DIY guide and shopping list
For small tenant-side jobs — a sink you clogged, picture holes to fill, or a curtain pole of your own — these beginner guides will walk you through it. Do not use them for gas work, the electrical installation, or a leak that is the landlord’s to fix.
Useful starting points: Unblock a sink, Fill cracks in walls, and Hang a curtain pole.
Prices are not listed here on purpose — we do not invent them. Use the shop buttons once live links are added, and always check the live product page.
| Item | Why you need it | Typical UK price | Cheapest store link |
|---|---|---|---|
| Plunger or sink unblocking tool | Clears a simple blockage you have caused, without taking the trap apart until you need to. | check price | |
| Bucket and absorbent cloths | Catch water when you open a trap or wipe up a spill, so it does not become a bigger problem. | check price | |
| Ready-mixed filler and a filling knife | Fills picture-hook holes and small dents you will want to make good at the end of the tenancy. | check price | |
| Sandpaper or a sanding block | Smooths dried filler so a touch-up of paint will sit flat. | check price | |
| White emulsion tester pot | A small, careful touch-up on a wall you marked, only if the landlord is happy for you to do it. | check price |
Shop this list:
Would rather not DIY? Find a local tradesperson
If the job is yours but you would rather not do it, a local handyman or plumber can often deal with a small fix. If the job is the landlord’s, report it to them first — they may already have someone they use.