Boiler broken or heating off for days? What the law says your landlord must do, what counts as an emergency repair, and the steps to take if they ignore you.
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A broken boiler is never just an inconvenience. With young children, an elderly relative or anyone who is unwell in the home, days without heat or hot water can quickly become a health risk. If your landlord is dragging their feet, here is what the law expects of them and what you can do.
How long can a landlord legally leave you without heating?
Under section 11 of the Landlord and Tenant Act 1985, your landlord must keep the installations for heating and hot water in working order, and carry out repairs within a reasonable time. The law does not set a single fixed number of days for every situation, but what counts as reasonable is judged against the circumstances. A total loss of heat in winter, in a home with a baby or an older person, is far more urgent than a minor fault in summer.
There is also the Housing Health and Safety Rating System. A home that cannot be kept warm enough can be assessed for the hazard of excess cold, and a serious case can be a Category 1 hazard a council has powers to make the landlord fix.
If your landlord is a council or housing association, Awaab's Law sets legal timescales for dealing with hazards in social housing, with the strictest deadlines for the most serious problems.
What counts as an emergency repair
A complete loss of heating or hot water, especially in cold weather or where someone in the home is vulnerable, is generally treated as an emergency. Most landlords and letting agents have an out-of-hours emergency procedure, and a genuine emergency should be attended to quickly rather than placed in a normal repair queue.
A partial fault, such as one cold radiator while the rest of the system works, is usually treated as a routine repair. The key is to describe clearly what has actually failed.
Steps to take if your landlord ignores you
Report it in writing straight away, even if you have already phoned. Say plainly that you have no heating or hot water, who in the home is affected, and that you are asking for an emergency repair. Keep a copy.
Photograph the boiler fault code or the cold thermostat with the date visible, and note every day the problem continues. If your landlord still does nothing, you can contact your local council's environmental health team, who can inspect the property and assess the hazard.
Do not stop paying rent to force action without taking advice first, as that can put your tenancy at risk. Instead, get free, independent advice on your options.
How to start a claim
Support For Tenants is an FCA-authorised claims management company. We are not a solicitor. We check whether you have grounds for a housing disrepair claim, and where you do, we connect you with a solicitor from our panel who works on a no-win, no-fee basis. There is no upfront cost to find out where you stand, and the advice is free and independent.
Frequently asked questions
How long can my landlord leave me without heating?
The law requires repairs within a reasonable time under section 11 of the Landlord and Tenant Act 1985. What is reasonable depends on the circumstances, and a total loss of heat in cold weather, especially with a vulnerable person in the home, should be treated as urgent.
Is no heating an emergency?
A complete loss of heating or hot water in cold weather is generally treated as an emergency, particularly where children, older people or anyone unwell live in the home.
Can the council help?
Yes. Your local council's environmental health team can inspect the property and assess hazards such as excess cold under the Housing Health and Safety Rating System.
Can I stop paying rent until it is fixed?
Do not withhold rent without taking advice first, as it can put your tenancy at risk. Get free, independent advice on the safer routes available to you.
Do I have to pay anything to start a claim?
There is no upfront cost to check whether you have a claim. If you do, we connect you with a panel solicitor who works on a no-win, no-fee basis.
Cold home and a landlord who won't act?
You should not have to go without heat or hot water. Get a free, independent view on your rights today. Call free on 0800 030 4669 or start your claim.
Sources
- Landlord and Tenant Act 1985, section 11
- Housing Health and Safety Rating System guidance (GOV.UK)
- Social Housing (Regulation) Act 2023, the basis for Awaab's Law
Support For Tenants is a trading name of Cyntex Group Ltd, authorised and regulated by the Financial Conduct Authority as a Claims Management Company. FRN 1020217. Registered in England and Wales.
Reviewed against current housing law for England and Wales as at 2 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only and not guaranteed; every case is different.
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