Landlord Inspection Services Ltd logoLandlord InspectionServices Ltd
All legal guides
Standards & repairs
england

Repairs, hazards and Awaab's Law

Your repairing duties, the HHSRS hazard system and the new fixed timescales for damp, mould and serious hazards.

Last reviewed 31 August 2026

Your repairing obligations

Section 11 of the Landlord and Tenant Act 1985 makes you responsible for the structure and exterior, and for installations for water, gas, electricity, sanitation, space heating and hot water. This cannot be contracted out of.

The Homes (Fitness for Human Habitation) Act 2018 requires the home to be fit to live in at the start of and throughout the tenancy — tenants can sue directly.

Hazards

Councils assess homes under the Housing Health and Safety Rating System. Category 1 hazards must be acted on and can lead to improvement notices, prohibition orders and civil penalties.

Awaab's Law

Extended to the private rented sector by the Renters' Rights Act, Awaab's Law sets fixed timescales to investigate and fix damp, mould and other prescribed hazards, and to provide temporary accommodation where a home cannot be made safe.

Practical steps

  1. Log every report with a date and photographs — LIS timestamps this automatically.
  2. Triage by severity and record the target date.
  3. Keep the tenant updated in writing through the job's chat thread.
  4. Re-inspect and photograph the completed repair.

What you must do

  • Property inspected in the last 12 months — Mid-term inspections evidence condition and hazard checks.
Check this against my properties

Official sources

This is general guidance on the law in the UK, not legal advice. Rules change and the right answer depends on your circumstances — check the official sources linked on each guide and take professional advice before acting.