Landlord Obligations and Tenant Repairs

Typically the landlord's responsibility

The structure and exterior — roof, walls, windows, external doors, guttering and drains.

Installations for water, gas, electricity and sanitation, including basins, sinks, baths and toilets.

Installations for space heating and hot water.

Common parts in buildings with shared access.

These obligations generally cannot be transferred to the tenant by a clause in the agreement, and a term attempting to do so is frequently unenforceable.

Typically the tenant's responsibility

Using the property in a tenant-like manner: minor maintenance such as changing light bulbs, unblocking sinks caused by their own use, and keeping the property reasonably ventilated and heated.

Damage caused by the tenant, their household or visitors, beyond fair wear and tear.

Reporting problems promptly, which is itself an obligation — a small leak that becomes major damage through non-reporting can become the tenant's liability.

Safety obligations

Gas safety checks by a registered engineer annually in many jurisdictions, with a certificate provided to the tenant.

Electrical installation inspection at defined intervals, with a report provided.

Working smoke alarms and, where solid fuel or gas appliances are present, carbon monoxide alarms.

Fire safety of furnishings supplied by the landlord.

These are legal requirements rather than matters for negotiation, and non-compliance can affect the landlord's ability to regain possession as well as carrying penalties.

Reporting effectively

Report in writing, even after a phone call, so a record exists. Include the date, the problem, and photographs.

Keep copies of everything, including the landlord's or agent's responses.

Allow reasonable access for inspection and repair, since refusing access undermines a subsequent complaint.

If repairs are not carried out

Escalate in writing with a reasonable deadline, referring to the specific obligation.

Local authority environmental health departments have powers regarding hazards in residential property in many jurisdictions, and can require works.

Redress schemes covering letting agents provide a complaints route where an agent is involved.

Withholding rent is risky and can lead to possession proceedings. Where deduction for repairs is permitted at all, it is subject to strict procedural requirements, and advice should be taken before attempting it.