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

In short

Section 11 of the Landlord and Tenant Act 1985 makes almost every landlord in England keep your home in repair. It covers the structure and the outside. It covers the pipes and wires that bring you water, gas and power. It covers drainage, heating and hot water. No landlord can get out of these duties. They apply even where the tenancy agreement never mentions them. Wales runs its own similar law.

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 covers

Section 11 adds a repair duty to your tenancy by law. A tenancy agreement silent on repairs changes nothing. The law fills the gap. The duty covers:

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

It leaves out damage you caused, breakages from misuse, and improvements. No landlord must fit a new kitchen just because the old one looks dated.

Who it applies to

Section 11 covers almost every home rented in England for under seven years. That takes in council tenants, housing association tenants, private renters, and most others. Long leases of seven years or more sit outside it. Leaseholders carry different duties under their lease.

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

What happens if your landlord ignores Section 11

Section 11 starts only once the landlord knows about the disrepair, or fairly should. That is why a clear written paper trail matters so much. See how to report damp to your landlord for the steps.

A landlord ignoring Section 11 faces a claim for compensation, plus an order to do the repairs. Most claims settle before court. A Letter of Claim under the Pre-Action Protocol for Housing Conditions Claims usually gets things moving.

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

Free alternative: Shelter publishes a free Section 11 guide. 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)