TL;DR: Too long, Didn’t read
No “Set” Time: There is no specific law saying “2 days.” The law says repairs must be done in a “reasonable time.”
Emergency (24 Hours): No heating, no hot water, or a dangerous electrical fault is an emergency. They should fix (or at least make safe) within 24 hours.
Urgent (3-7 Days): Broken fridge, minor leak, or mould patch.
Non-Urgent (28 Days): A broken cupboard door or a dripping tap.
Withholding Rent: Never stop paying rent to force repairs. You can be evicted for this.
You turn the shower on, and it’s freezing. Or you spot a damp patch growing on the ceiling. You text your landlord, but three days later, nothing has happened.
How long can they leave you waiting? Do they have to fix it instantly?
The “Reasonable Time” Rule
Under Section 11 of the Landlord and Tenant Act 1985, your landlord is responsible for keeping the structure, water, gas, and electricity in repair.
The law doesn’t give a specific timeline (like “48 hours”). Instead, it says repairs must be done within a “reasonable time.” What is “reasonable” depends entirely on how bad the problem is.
A Quick Story: Meet Chloe
Chloe’s boiler breaks in December. Her flat is 5°C.
Her landlord says: “I can’t get a plumber for 2 weeks. Wear a jumper.”
Chloe thinks she has to wait.
The Verdict: The landlord is breaking the law. Leaving a tenant without heat in winter is a “Category 1 Hazard” (Housing Act 2004). “Reasonable time” for heating is usually 24 hours. The landlord should supply portable heaters immediately if the boiler can’t be fixed same-day.
Timeline: How Long Should I Wait?
While not written in stone, these are the generally accepted standards for the UK:
Emergency (24 Hours)
No Heating/Hot Water (especially in winter).
Gas Leak: (Call National Grid immediately!).
Major Flood: Burst pipe soaking the floor.
Security: Front door won’t lock.
Urgent (3 to 7 Days)
Partial Loss of Heating: One radiator broken.
Plumbing: Blocked sink (if it’s not your fault) or slow leak.
Appliances: Fridge or Oven broken (if provided by landlord).
Non-Urgent (28 Days+)
Cosmetic: A cracked tile or peeling paint.
Minor Nuisance: A sticky drawer or a dripping tap that doesn’t waste much water.
Can I Fix It Myself and Deduct the Rent?
This is a risky legal move called “Set-Off.” Technically, yes, you can do this, but you must follow a very strict procedure or you risk eviction for rent arrears.
The Procedure:
Write to the landlord telling them you will do the work yourself if they don’t.
Get 3 quotes from professionals.
Send the quotes to the landlord.
If they still ignore you, choose the cheapest quote, pay for it, and send them the receipt, deducting it from future rent.
Warning: Only do this for minor/medium repairs. Always get legal advice first.
How to Report a Repair (The Right Way)
Always do it in writing (email or text). A phone call is hard to prove in court.
Template Email:
*”Hi [Landlord],
I am writing to report that [The Boiler/The Shower] is broken. This affects my health and hygiene.
Under Section 11 of the Landlord and Tenant Act 1985, please arrange a repair within a reasonable time. Given the urgency, I expect to hear from you within 24 hours.”*
Summary: Don’t Freeze in Silence
If your landlord is ignoring a serious repair:
Report it to the Council: Their “Environmental Health” team can force the landlord to act.
Keep Paying Rent: Don’t give them an excuse to evict you.
Keep Records: Save every text and email.
(Sources: Shelter – Repairs, Gov.uk – Landlord Responsibilities)
This guide is for information purposes only and is not legal advice. Timelines are estimates based on common practice. Always consult a professional before withholding rent.