Tenant Repair Rights Explained: Awaab’s Law and the Renters’ Rights Act

Understanding Your Repair Rights as a Tenant

The Renters’ Rights Act and Awaab’s Law strengthen protections for tenants by introducing clearer landlord responsibilities, faster response expectations, and stronger enforcement around property repairs and hazards. Understanding your rights — and how to report issues correctly — can help ensure problems are resolved promptly and safely.

Emergency repairs require immediate action

Emergency repairs affecting safety or the habitability of your home should be dealt with immediately, usually within 24 hours. These may include:

• Gas leaks
• Complete heating failures during winter
• Major water leaks or flooding
• Broken locks affecting security
• Dangerous electrical faults

If an emergency arises, contact your landlord or managing agent straight away using every available method, including phone, email, and text message. Keep records of when and how you reported the issue, as this may be important later.

Landlords should have emergency contact procedures in place for urgent situations outside normal working hours.

Urgent repairs should be addressed quickly

Issues that significantly affect daily living but are not immediate emergencies should still be resolved promptly, generally within three to five days. These may include:

• Partial heating or hot water failures
• Plumbing or drainage problems
• Appliance breakdowns included within the tenancy
• Security concerns that are not immediately dangerous

Always report these issues in writing where possible and clearly explain how the problem is affecting you.

Routine repairs still matter

Routine maintenance issues should also be handled within a reasonable timeframe, usually between two and four weeks depending on severity. Examples include:

• Minor leaks or plumbing faults
• General wear and tear
• Decorative damage
• Non-essential appliance repairs

Whilst these may not be urgent, landlords are still responsible for maintaining the property appropriately.

Awaab’s Law and hazard response times

Under Awaab’s Law, landlords face stricter obligations when tenants report serious health or safety hazards such as:

• Damp and mould
• Excess cold
• Structural concerns
• Ventilation issues
• Other Category 1 hazards

Landlords are expected to investigate reported hazards within 14 calendar days. Where hazards are confirmed, remedial works must begin within appropriate timescales depending on the seriousness of the issue.

Severe hazards may require immediate action, whilst less critical issues still carry mandatory repair obligations.

How to report repairs effectively

To protect yourself and help resolve issues faster:

• Report problems in writing wherever possible
• Include clear descriptions of the issue and its location
• Explain how it affects your living conditions
• Attach photographs or videos if relevant
• Keep copies of all communication

Detailed reports are far more effective than vague complaints and create a clear evidence trail if disputes arise later.

Keep records of everything

Maintain records of:

• Repair requests
• Emails and messages
• Contractor visits
• Completed works
• Ongoing problems

Good documentation can be extremely important if enforcement action or formal complaints become necessary.

If your landlord fails to respond

If repairs are ignored or significantly delayed, you may be able to contact your local authority’s environmental health department. They can inspect properties, assess hazards, and take enforcement action against landlords who fail to meet legal obligations.

This may include:

• Improvement notices
• Enforcement orders
• Emergency remedial action in serious cases

Protection against retaliatory eviction

Tenants are protected from retaliatory eviction when raising legitimate repair concerns or contacting enforcement authorities about property conditions.

Keeping written records of repair requests and complaints can help demonstrate retaliation if possession action follows shortly after reporting issues.

Rent reductions and legal advice

Where serious disrepair affects the use or safety of your home, there may be routes to seek rent reductions or compensation. However, tenants should never stop paying rent without obtaining proper legal advice first, as rent arrears may still place your tenancy at risk.

Organisations such as Citizens Advice and Shelter can provide free guidance on housing rights, repairs, and enforcement options.

Need advice about tenant repairs or property standards?

If you are unsure about your rights, responsibilities, or the correct next steps regarding repairs and property conditions, contact our team for further guidance and support.