English landlords owe a comprehensive statutory duty to keep rental properties in a safe and habitable condition. These obligations are primarily derived from Section 11 of the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018, and further strengthened by the Renters' Rights Act 2025 (including Awaab's Law), and cannot be contracted out of.

Section 11 Obligations (Landlord and Tenant Act 1985)

For all tenancies of less than 7 years, the landlord must keep in repair:

• The structure and exterior of the dwelling (including drains, gutters, and external pipes).
• Installations for the supply of water, gas, and electricity (including basins, sinks, baths, and sanitary conveniences).
• Installations for space heating and water heating.

[!IMPORTANT] These Section 11 obligations are implied by law into every residential tenancy agreement, regardless of what the written tenancy agreement says. A landlord cannot legally contract out of them.

Fitness for Human Habitation (Homes Act

2018 & Renters' Rights Act 2025 - Awaab's Law)

Since March 2019, the Homes (Fitness for Human Habitation) Act 2018 requires landlords to ensure that their property is fit for human habitation at the start of the tenancy and throughout its duration. This encompasses 29 hazards assessed under the Housing Health and Safety Rating System (HHSRS). The Renters' Rights Act 2025, which includes Awaab's Law (effective for social housing from October 27, 2025, and expected for the private rented sector in 2026), significantly strengthens these obligations. For social landlords, Awaab's Law legally mandates a 24-hour timeframe to investigate and begin safety work for hazards posing an imminent and significant risk of harm. It also introduces strict legal timeframes for landlords to investigate and repair other serious hazards like damp and mould. These include:

• Excess cold or heat
• Damp and mould growth
• Falls (stairs, baths, level surfaces)
• Fire safety
• Electrical hazards
• Lead paint and asbestos
• Crowding and space

If a property is deemed unfit, the tenant can take the landlord directly to court without needing to involve the local council first.

Tenant Remedies

If a landlord fails to carry out repairs after receiving written notice:

1. County Court Claim: Tenants can issue a claim for breach of the landlord's repairing covenant (Section 11) or fitness for habitation (Homes Act 2018 and the Renters' Rights Act 2025).
2. Local Council Enforcement: Tenants can report conditions to the local authority, which can issue an Improvement Notice or Prohibition Order under the Housing Act 2004.
3. Rent Repayment Orders: In severe cases (including unlawful eviction, harassment, or breach of improvement notices), tenants can apply for a Rent Repayment Order (RRO) to recover up to 24 months' rent (doubled from the previous 12-month limit under the Renters' Rights Act 2025, which received Royal Assent on October 27, 2025).
4. Deduction from Rent: In limited circumstances, tenants may carry out urgent repairs and deduct the cost from future rent (though this is legally risky and should be done with professional advice).
5. Awaab's Law Action: Tenants have stronger grounds for action if landlords fail to meet the prescribed timeframes for investigating and fixing serious hazards under Awaab's Law (part of the Renters' Rights Act 2025).

Centralise Maintenance & Compliance

Ignoring a damp report or missing a Gas Safety renewal can trigger Improvement Notices and Rent Repayment Orders. With the new requirements under the Renters' Rights Act 2025 (including Awaab's Law), it's more critical than ever to ensure properties meet habitability standards. Landager centralises every maintenance request, flags compliance certificate renewals, and ensures your English properties meet the Decent Homes Standard.

Automate your English property maintenance with LandagerPreview unavailable