Landlord Repair Priority Checker
Select a repair type to see its urgency tier, benchmark response time, and Section 11 basis.
Tier:
Response time:
Legal basis:
Repair Urgency Tiers — Full Reference
Based on Section 11 of the Landlord and Tenant Act 1985 and HHSRS guidance.
| Tier | Response time | Examples | Consequence if missed |
|---|---|---|---|
| Emergency | 24 hours | Gas leak or suspected gas escape; No heating or hot water in winter (October–April) | Failure to respond within 24 hours exposes the landlord to local authority enforcement (improvement notice under the Hou… |
| Urgent | 48–72 hours | Boiler failure in summer; Partial loss of heating | Delayed response risks Section 11 breach. The tenant may pursue a rent reduction or housing disrepair claim if habitabil… |
| Routine | 28 days | Broken kitchen fittings (non-urgent); Minor damp or rising damp | Failure to act within a reasonable period (typically 28 days for routine repairs) can result in housing disrepair claims… |
| Planned | Up to 90 days | Cosmetic decoration; General wear and tear | No fixed legal deadline, but the landlord must address these in a reasonable timeframe. Document the plan and communicat… |
Frequently Asked Questions
- How do I know if a repair is an emergency?
- A repair is an emergency if it poses an immediate risk to the health or safety of occupants — gas leaks, complete loss of heating in winter, major flooding, or electrical hazards. These require a response within 24 hours under Section 11.
- What is a routine repair under Section 11?
- A routine repair is one that affects the habitability or structure of the property but does not pose an immediate risk. Courts accept 28 days as a reasonable response time for routine repairs.
- Do I need to fix every repair, even cosmetic ones?
- Section 11 covers the structure, exterior, and service installations — not cosmetic decoration. However, if cosmetic damage results from disrepair (e.g. damp causing paint to peel), you are responsible for both the underlying disrepair and the cosmetic consequence.
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Start free 14-day trial Read the repair response times guideSources: Landlord and Tenant Act 1985 s.11; Housing Health and Safety Rating System Guidance, MHCLG 2006. For guidance only — not legal advice.