What does Section 11 of the Landlord and Tenant Act 1985 require?

Section 11 requires landlords to keep in repair the structure and exterior of the dwelling, including drains, gutters and external pipes; all installations for the supply of water, gas and electricity; sanitation installations including baths, sinks, and toilets; and installations for space heating and water heating. It applies to virtually all residential tenancies under 7 years.

Can a landlord use a tenancy agreement to avoid their Section 11 repair duties?

No. Section 12 of the Act prevents landlords from including any clause in a tenancy agreement that removes or reduces the repairing obligations imposed by Section 11. Any such clause is void and unenforceable as a matter of law.

Does a landlord have to carry out repairs they have not been told about?

No. Under Section 17, a landlord\'s obligation to repair only arises once they have been given notice of the disrepair. This is why it is critical to report all issues to your landlord in writing — by email or letter — and keep a copy of that correspondence.

What steps do I need to take to make a housing disrepair claim under the Landlord and Tenant Act 1985?

First, report the disrepair to your landlord in writing and keep a copy. Give them a reasonable period to carry out the repairs. Document everything with dated photographs. If they fail to act, send a formal Letter Before Action citing Section 11 of the Landlord and Tenant Act 1985. If they still do not respond, you can issue a claim in the County Court using the N1 Particulars of Claim form.

UK Housing Law

Landlord & Tenant Act 1985

The cornerstone of UK tenant protection law. Understand your rights and your landlord's legal obligations to maintain your home in a safe, habitable condition.

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What Is the Landlord & Tenant Act 1985?

The Landlord and Tenant Act 1985 is a fundamental piece of UK legislation that sets out the legal duties of landlords in relation to the repair and maintenance of residential properties. It applies to most private and social tenancies in England and Wales and forms the primary legal basis for housing disrepair claims.

Key Provisions

Section 8

Implied Repairing Obligations

Implies a covenant into every tenancy that the property is fit for human habitation at the start of the tenancy and will remain so throughout. This applies to tenancies with annual rents below the prescribed threshold.

Section 11

Repairing Obligations in Short Leases

The most widely used provision. Requires landlords to keep in repair the structure and exterior of the dwelling, including drains, gutters and external pipes; installations for water, gas, electricity and sanitation; and installations for space heating and water heating.

Section 12

Restriction on Contracting Out

Prevents landlords from including clauses in tenancy agreements that attempt to remove or reduce the repairing obligations imposed by Section 11. Any such clause is void and unenforceable.

Section 17

Notice Requirement

A landlord's obligation to repair only arises once they have been given notice of the disrepair. This is why documenting and formally reporting issues to your landlord in writing is critical to any claim.

What Landlords Must Repair Under Section 11

Section 11 creates a clear, non-negotiable list of repair obligations that apply to virtually all residential tenancies under 7 years.

Structure & Exterior

Walls, roof, foundations, external doors, windows, and the overall structural integrity of the building.

Drains & Gutters

External pipes, gutters, downpipes, and drainage systems that serve the property.

Water Supply

Pipes, taps, cisterns, and all installations for the supply of water to the property.

Gas & Electricity

Gas pipes, electrical wiring, sockets, fuse boards, and all related supply installations.

Space Heating

Boilers, radiators, central heating systems, and any fixed heating appliances.

Sanitation

Baths, sinks, toilets, basins, and all sanitary fittings and their associated plumbing.

How to Use the Act to Make a Claim

Report the Disrepair in Writing

Send a written notice to your landlord (email or letter) describing the disrepair clearly. Keep a copy. The landlord's obligation to repair only begins once they have been notified.

Allow Reasonable Time to Repair

Give your landlord a reasonable period to carry out the repairs. What is "reasonable" depends on the severity — urgent issues like no heating in winter may require days; minor issues may allow weeks.

Document Everything

Take dated photographs of all disrepair. Keep records of all correspondence. Note any health impacts, costs incurred, or damage to belongings caused by the disrepair.

Send a Letter Before Action

If the landlord fails to act, send a formal Letter Before Action citing Section 11 of the Landlord and Tenant Act 1985. This is a legal requirement before starting court proceedings.

Issue Court Proceedings

If the landlord still fails to act, you can issue a claim in the County Court using the N1 Particulars of Claim form. Our platform generates all these documents for you.

Related Legislation

Homes (Fitness for Human Habitation) Act 2018

Extended and strengthened tenant protections, giving tenants the right to take direct legal action against landlords.

Defective Premises Act 1972

Imposes a duty of care on landlords for injuries or damage caused by defects in the property they are responsible for maintaining.

Your Landlord Has Legal Obligations

If your landlord has failed to carry out repairs under the Landlord & Tenant Act 1985, you have the right to claim. Our platform generates all the documents you need to pursue your claim.

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Not legal advice. For legal guidance, consult a qualified solicitor.