Landlord Responsibilities for Repairs and Maintenance: A 2026 Guide

What repairs are landlords legally required to make, and what’s changed under the Renters’ Rights Act 2025?

Landlords in England have always carried clear legal duties when it comes to repairs and maintenance. But 2026 marks a significant shift. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and represents the largest reform of the private rented sector in decades, with its core changes rolling out throughout 2026. Understanding what you’re responsible for and the consequences of falling short has never been more important.

What Does the Law Say?

The foundation of landlord repair obligations remains the Landlord and Tenant Act 1985, specifically Section 11, which implies repairing duties into every residential tenancy agreement. Under Section 11, landlords are legally required to keep the property in good repair. This is an implied term in every residential tenancy that cannot be contracted out of.

The Homes (Fitness for Human Habitation) Act 2018 adds a further requirement: the property must be fit for habitation at the start of the tenancy and throughout its duration. The Renters’ Rights Act 2025 reinforces and strengthens these existing protections.

Which Repairs Are the Landlord’s Responsibility?

Landlords are responsible for the majority of repairs in a rental property, including:

Structure and exterior

The walls, roof, stairs and banisters, external doors and windows, and the overall structural integrity of the building.

Installations and services

• All electrical wiring, sockets, fuse boxes and fixed electrical installations
• All gas pipework, boilers, fires, cookers and water heaters
• All heating and hot water systems
• Drains, guttering and external pipework

Chimneys and ventilation

Once a landlord is made aware of a problem, the duty to repair is triggered. Once a repair has been completed, landlords must also redecorate to return the property to its condition at the start of the tenancy.

White goods and appliances

Landlords may also be responsible for repairing or replacing white goods such as fridges, washing machines and cookers, but only where these items are included in the inventory and form part of the tenancy agreement.

Health and Safety Responsibilities

Damp and Mould

Landlords must address the structural causes of damp, including leaking internal pipes, faulty guttering, cracks in walls or window frames, and defects to heating and ventilation that cause condensation.

Although private landlords are not yet directly covered by Awaab’s Law, the principles behind it are already influencing the fitness-for-habitation standards being enforced through the Renters’ Rights Act 2025. The Government intends to extend Awaab’s Law to the private rented sector, and private landlords are advised to align with social housing timescales now to avoid future compliance issues.

Tenants should be encouraged to report damp promptly. If a tenant fails to report a known problem and allows it to worsen, they may bear some liability for subsequent damage.

Gas Safety

Landlords must ensure that all gas pipework, boilers, fires, cookers and water heaters are safe. All gas appliances must be installed, maintained and checked annually by a Gas Safe-registered engineer. A copy of the current Gas Safety Certificate must be provided to tenants.

Electrical Safety

All privately rented homes in England must have a valid Electrical Installation Condition Report (EICR). This must be carried out by a qualified person at least once every five years, and a copy must be provided to new tenants at the start of a tenancy and to existing tenants following renewal.

Landlords should also arrange PAT testing of all electrical appliances they supply, with a visible sticker showing the test date and next inspection due.

Fire Safety

Landlords must ensure that working smoke alarms are fitted on every floor of the property, and carbon monoxide detectors in any room containing a solid fuel-burning appliance. Any upholstered furniture provided must meet fire resistance regulations. Failure to comply can result in fines and, in serious cases, criminal prosecution.

Pests and Infestations

Where structural defects allow pests such as rats, mice or cockroaches to enter the property, the landlord is responsible for the necessary repairs. If an infestation renders the home unfit for habitation, the landlord must act.

What Has Changed in 2026?The Renters’ Rights Act 2025 — Now in Force

As of 1 May 2026, Phase 1 of the Renters’ Rights Act is in force, bringing the most significant changes to residential tenancies in a generation. While the headline changes concern tenancy structures and eviction rights, the Act also substantially strengthens accountability around repairs and habitability.

Under the new regime, failing to maintain a property not only risks traditional tenant claims and local authority notices, but now also carries potential penalties under strengthened laws and future intervention by a new Ombudsman. A property in disrepair or with safety issues is no longer purely a civil matter. It can quickly lead to significant legal consequences and reputational damage.

Increased Penalties

Fines for breaches range from £7,000 for initial offences up to £40,000 or criminal prosecution for continuing or repeat breaches. Where a landlord is a company, local authorities can also impose civil penalties on directors and officers individually if a breach was committed with their consent, connivance or neglect.

The PRS Landlord Database

From late 2026, all private landlords will be required to register on a new Private Rented Sector Database and pay an annual fee. Registration will be a pre-condition for serving valid possession notices.

The Private Rented Sector Ombudsman

The PRS Landlord Ombudsman is expected to launch in 2028. Once live, all private landlords will be required to become members of the scheme, giving tenants a formal route to escalate unresolved repair and maintenance complaints.

What Are Tenants Responsible For?

Tenants are responsible for minor maintenance tasks and items they own. This includes replacing batteries in smoke alarms, and repairing or replacing anything damaged by them or their guests, whether deliberately or through accident. However, tenants are not liable for fair wear and tear. This covers gradual deterioration through ordinary use: worn carpets, scuffed floors, chipped paint, and hairline cracks in plaster are all considered normal.

If a tenant causes damage beyond fair wear and tear, a landlord can arrange repairs and, by mutual agreement, recover the cost from the tenant.

What Happens if a Landlord Fails to Carry Out Repairs?

If a landlord does not fulfil their repair obligations, tenants have several routes available:

• Reporting to the local authority, whose enforcement powers have been strengthened under the Renters’ Rights Act.
• Bringing a housing disrepair claim through the courts
• Once launched, referring the matter to the PRS Landlord Ombudsman

Landlords should treat repair and habitability duties as a high priority. The risks are no longer limited to civil claims. They now extend to significant financial penalties and reputational damage under a much more visible enforcement landscape.

How We Can Help

If you’re a landlord in south west London, we can support you with every aspect of managing your rental property compliantly. Our services include a 24-hour emergency maintenance line, a dedicated property manager, and full organisation of gas and electrical safety inspections, giving you peace of mind as the regulatory landscape continues to evolve. Get in touch today to find out more.

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