Who’s responsible for repairs in East London rentals?
You’ve just had a message from your tenant about a broken boiler. What now? For landlords in East London, understanding who takes care of what can help prevent costly misunderstandings and delays. The Landlord and Tenant Act 1985 (particularly Section 11) explains the legal repair responsibilities for landlords with ASTs or HMOs in boroughs like Hackney, Tower Hamlets and Waltham Forest.
Even when a letting agent helps arrange repairs, legal accountability still falls on the landlord. When you’re clear about your responsibilities and your tenant’s obligations, it makes it much easier to handle repairs properly and on time.
What We Have Covered In This Article?
- Who’s responsible for repairs in East London rentals?
- What tenants often get wrong about repairs
- What repairs are landlords legally required to handle?
- What repairs are tenants responsible for?
- What is Awaab’s Law and how could it affect landlords?
- Common repairs in East London properties
- What counts as a reasonable time for landlords to carry out repairs?
- How can landlords manage repairs clearly and calmly?
- What happens if repairs are delayed or not completed
- Pre-winter property maintenance checklist for landlords
- Frequently asked repair questions for landlords
- How Barrain helps landlords stay on top of repairs
What tenants often get wrong about repairs
Some tenants assume that all problems are the landlord’s duty to fix. This can lead to confusion, especially when the issue stems from how the property is being used.
Mould, for example, isn’t always caused by structural faults. If a tenant dries laundry indoors without opening windows or using a fan, mould can develop from condensation. In these cases, it may not be the landlord’s responsibility.
Setting expectations early and having clear communication helps avoid these issues.
Pro Tip: Scheduling repairs early in autumn helps you avoid last-minute winter emergencies.
Ehab Barrain
Managing Director at Barrain Estate Agents London
What repairs are landlords legally required to handle?
Landlords must keep the property safe, secure and functional. Section 11 outlines these core responsibilities.
Inside the property
Heating and hot water
Plumbing such as sinks, toilets and pipework
Electrical systems and fuse boxes
Outside the property
Roofs, walls, drains and foundations
Doors, windows and staircases
Guttering and chimneys
Safety checks
Gas Safety Certificate each year
Electrical Installation Condition Report every five years
Smoke and carbon monoxide alarms that work properly
Anything that affects the safety or habitability of the home needs to be addressed by the landlord, especially when caused by structural faults. Ignoring these legal obligations may result in a housing disrepair complaint.
Myth vs Fact
Myth: Landlords must fix all mould.
Fact: If the mould is caused by condensation from poor ventilation or tenant lifestyle, the landlord may not be responsible.
Myth: Tenants can stop paying rent if repairs are delayed.
Fact: Tenants must continue paying rent unless a court or tribunal decides otherwise.
Not Sure If Self-Management Is Worth It?
Use our landlord health check to see where you're losing time and money.
What repairs are tenants responsible for?
Landlords are not expected to repair items that tenants bring with them or damage they cause. Here are some examples:
Repairs to tenant-owned items and appliances
Damage caused by carelessness or neglect
Day-to-day upkeep like changing bulbs or alarm batteries
The tenancy agreement should outline these responsibilities clearly. General wear and tear is normal, but not everything needs fixing right away if it doesn’t affect safety or breach repair standards.
What is Awaab’s Law and how could it affect landlords?
Following a tragic case in social housing, Awaab’s Law was introduced to set tighter rules on how landlords handle damp and mould. It currently applies to social housing, but similar rules are expected to apply to private rentals through the Renters’ Reform Bill.
Timeline for private rentals
By 2025: Specific timeframes for handling mould and damp should be in place
By 2026 to 2027: Councils will have more power to enforce these rules
Landlords in East London should prepare now, especially as local councils start applying more pressure.
Struggling with Rental Compliance?
We’ll manage your property the right way so you stay legal and profitable.
Common repairs in East London properties
Some issues show up more often in this part of London due to the type and age of the housing. Examples include:
Mould in older conversions in Hackney and Leytonstone
Broken buzzers or intercoms in HMOs around Stratford
Outdated plumbing in blocks in Poplar or Canning Town
Gutter and roof damage in Forest Gate terrace houses
Knowing what’s likely to go wrong helps you plan ahead and budget for it. If you manage multiple properties, working with a
can make this easier.
What counts as a reasonable time for landlords to carry out repairs?
There’s no exact legal timeframe, but accepted standards are:
Emergency problems like no heat or a burst pipe: within 24 hours
Urgent repairs like boiler issues or heavy leaks: within 3 working days
Less urgent jobs like loose fittings or small leaks: within 14 days
If delays happen, such as waiting for parts or access, landlords should keep tenants updated. This often prevents complaints or escalation. Good repair logging and communication can show you’ve taken all reasonable steps.
Pro Tip: Always document repairs with before and after photos, it protects you if disputes arise.
Ehab Barrain
Managing Director at Barrain Estate Agents London
How can landlords manage repairs clearly and calmly?
Here’s a straightforward way to handle repair requests:
Ask tenants to send repair requests in writing
Check your tenancy agreement to confirm who is responsible
Provide at least 24 hours’ notice before entering the property
Take photos before and after the work
Let tenants know what’s happening at each step
Some landlords use repair tracking tools or work with a property management company like Barrain to stay on top of things. Our East London property managers provide full repair process documentation to make compliance easier.
What happens if repairs are delayed or not completed?
Ignoring repairs can cause serious consequences, including:
Council investigations
Complaints to the Housing Ombudsman
Rent repayment orders
Legal action under housing safety rules
Boroughs such as Tower Hamlets and Hackney actively follow up on complaints. A few unresolved issues can lead to inspections and even fines.
Pre-winter property maintenance checklist for landlords
Before cold weather hits, checking a few basics can help avoid emergencies:
Service the boiler and bleed radiators
Clear out gutters and drains
Check the roof for leaks or loose tiles
Test smoke and carbon monoxide alarms
Seal any gaps around windows and doors
Doing this in October or early November gives time to sort any problems before winter sets in.
Frequently asked repair questions for landlords
How long do landlords have to fix heating in East London?
You should aim to resolve heating problems within 24 hours. If it is not possible due to parts or access, keep the tenant informed and document all steps.
Can tenants refuse access for repairs?
Yes, but landlords must give at least 24 hours’ written notice and schedule a reasonable time. If access is refused repeatedly, legal advice may be needed to meet your repair duties.
How Barrain helps landlords stay on top of repairs
We work with landlords across East London to handle repairs without the stress. Here’s how:
Regular property inspections
Reliable local contractors for fast fixes
Written logs and records for every job
Support staying compliant with local council rules
End to end property repair management in Hackney, Tower Hamlets and Waltham Forest
Whether you own one rental or manage a portfolio, Barrain’s letting support helps you meet your legal duty and maintain safe homes for your tenants.
