What is Section 11? (Landlord and Tenant Act 1985, plain English)

Direct Answer

Section 11 of the Landlord and Tenant Act 1985 is the law that makes almost every landlord in England and Wales keep your home in repair. It covers the structure and the outside of your home. It also covers the systems that supply water, gas, electricity, drainage, heating, and hot water. A landlord cannot opt out of these duties. They apply even if your tenancy agreement does not mention them.

Key facts

• About 9% of homes in England, around 2.3 million, had a category 1 (most serious) hazard under the HHSRS in 2024 to 2025. In privately rented homes the figure was 10%. English Housing Survey 2024-25, GOV.UK
• The same survey found about 15% of homes in England, around 4.0 million, did not meet the Decent Homes Standard. In privately rented homes the figure was 22%. English Housing Survey 2024-25, GOV.UK

What Section 11 actually covers

Section 11 adds a repair duty to your tenancy by law. So even if your tenancy agreement says nothing about repairs, the law fills the gap. The duty covers:

• The structure and outside of the home: walls, roof, windows, outside doors, drains, gutters, and chimneys.
• The systems that supply water, gas, electricity, and drainage: pipes, wiring, sinks, baths, basins, and toilets.
• The systems for heating and hot water: boilers, radiators, and immersion heaters.

It does not cover damage you caused, breakages from misuse, or improvements. A landlord does not have to fit a new kitchen just because the old one looks dated.

Who it applies to

Section 11 applies to almost every home rented in England and Wales for less than seven years. That covers council tenants, housing association tenants, assured shorthold tenants in the private sector, and most other common arrangements. Long leases of seven years or more are left out, because leaseholders have different duties under their lease.

Wales has similar duties under the Renting Homes (Wales) Act 2016. That law uses the phrase "fitness for human habitation". In practice the effect is much the same.

What happens if your landlord ignores Section 11

Section 11 only starts once you have told the landlord about the disrepair (or once they should reasonably have known). This is why a clear written paper trail matters so much. See how to report damp to your landlord for the steps.

If a landlord ignores their Section 11 duties, you can claim for compensation and an order to do the repairs. Most claims settle before court, once a Letter of Claim is sent under the Pre-Action Protocol for Housing Conditions Claims.

For a free eligibility check, call Support for Tenants on 0800 030 4669.

Free alternative: Shelter publishes a free Section 11 guide, and Citizens Advice can review your situation at no cost.

Sources

• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
• Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
• Renting Homes (Wales) Act 2016 (legislation.gov.uk)
• Pre-Action Protocol for Housing Conditions Claims, England (justice.gov.uk)