Repairs and Maintenance: What You’re Entitled To
When something breaks, leaks, or stops working in your rental, you’re not expected to fix it yourself — and you’re definitely not expected to live with it. This article covers what landlords must repair, how fast they must act, and what to do if they drag their feet.
What the Law Says
Landlords are legally required to:
- Keep the property in a reasonable state of repair
- Fix anything that affects health, safety, or habitability
- Maintain all appliances and fittings that came with the property
- Respond to repair requests promptly
This applies whether the issue is:
- A leaking roof
- A broken oven
- A faulty heat pump
- A blocked toilet
- A mouldy wall
- A broken lock
If it’s part of the property or came with the tenancy, it’s the landlord’s responsibility.
What You Should Do First
Report the issue in writing
Always use email or text. Include:
- A clear description
- Photos if possible
- The date you first noticed it
- Any impact it’s having (e.g. can’t cook, unsafe, causing damage)
Give a reasonable timeframe
For urgent issues (e.g. no hot water, broken toilet), 24–48 hours is reasonable. For non‑urgent issues (e.g. broken cupboard door), 7–10 days is fair.
What Counts as Urgent?
Urgent repairs include:
- No hot water
- No power
- No cooking facilities
- No heating
- Leaks or flooding
- Broken locks or windows
- Anything that risks injury or damage
These should be treated as priority repairs.
What If They Don’t Fix It?
If the landlord ignores your request:
- Send a follow‑up message
- Re‑attach your original photos
- Mention the timeframe you gave
- State that you’ll escalate if it’s not resolved
If they still don’t act, you can:
- Apply to the Tenancy Tribunal
- Request a work order
- Ask for compensation if the delay caused hardship
Can You Fix It Yourself?
You can — but only if:
- The landlord agrees in writing
- You’re not risking safety or damaging the property
- You’re not spending more than you can afford to lose
If you fix something without permission, you may not be reimbursed.
What About Emergency Repairs?
If something breaks after hours and it’s urgent:
- Try to contact the landlord first
- If unreachable, you can arrange a repair yourself
- Keep receipts
- Notify the landlord immediately
You can claim the cost back — but only for essential emergency repairs.
What You’re Not Responsible For
You are not responsible for:
- Wear and tear
- Appliance failure
- Plumbing issues
- Electrical faults
- Roof leaks
- Pest infestations (unless caused by you)
You are responsible for:
- Damage caused by you or your guests
- Neglect (e.g. not reporting a leak that causes mould)
- Misuse of appliances
Summary
Repairs are part of the deal. You pay rent — they maintain the property.
If something breaks:
- Report it in writing
- Give a fair timeframe
- Follow up if ignored
- Escalate if necessary
You deserve a safe, functional home. Don’t let silence or delay stop you from getting repairs done.
