How quickly must a landlord fix a leaking roof, and does Awaab's Law apply to private landlords?

By Charlie the Roofer for Roofline · Published 27 October 2026 · Checked against the sources listed below

What does the law say about a landlord fixing a leaking roof?

The law says a landlord must keep the roof in repair. Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the structure and exterior of a rented home in repair, and the Act states that this includes the gutters and drains. The roof is part of that structure and exterior, and the duty applies whether the landlord is private or social.

The duty starts once the landlord knows about the problem. Shelter says a landlord should do repairs in a reasonable time from when the tenant tells them about the problem, and that it is a good idea to report repairs in writing. A letter or email gives both sides a dated record. The law does not set a number of days for that reasonable time.

The Homes (Fitness for Human Habitation) Act 2018 adds a second duty in England: a rented home must be fit to live in at the start of the tenancy and throughout it. The government's guide for tenants lists damp and mould growth among the hazards it covers, and tenants can take a landlord to court under it.

How quickly is a reasonable time for a roof leak?

A reasonable time depends on how bad the leak is and who lives in the home. Shelter's advice for private tenants says urgency and how vulnerable the occupants are both count. For problems that need fixing to keep the home safe or stop further damage, Shelter says it is reasonable to ask for them to be fixed within 24 hours. If that is not possible, the tenant can ask the landlord to make the home safe while full repairs are arranged.

What a landlord should do when a leak is reported

1. Reply in writing and note the date the tenant told you.
2. Have a roofer make the leak safe straight away, then book the permanent repair.
3. Keep the roofer's photos and written report on the tenancy file.
4. Check the ceiling and loft have dried out once the repair is done.

Our roof leak guide explains how to narrow down the source from the loft and the ground while you wait. Roofline gives free inspections across Yorkshire and sends photos of what it finds, which landlords can keep with the tenancy records. Send a photo on WhatsApp to 07413 797731 or book a free inspection for roof repairs.

What can a tenant do if the landlord does not fix it?

A tenant can complain to the council once the landlord has had a fair chance to act. Shelter says you can complain about delayed repairs if the landlord refuses to do them or has not done them after a reasonable amount of time, and that the council can speak to the landlord for you. The government's guide for tenants advises asking for the repair in writing first and keeping copies.

The council assesses the home under the Housing Health and Safety Rating System (HHSRS). The government says councils can force repairs, carry out emergency works and recover the costs from landlords who fail to act.

Under the Renters' Rights Act 2025, councils have been able to fine landlords up to £7,000 since 22 June 2026 if they refuse to fix serious hazards. The government says this covers 21 types of serious hazard, including structural issues and severe damp or mould.

Does Awaab's Law apply to private landlords?

Awaab's Law does not apply to private landlords yet. It has covered council and housing association homes in England since 27 October 2025, with fixed deadlines that include investigating and making safe emergency hazards within 24 hours. A second phase for social housing is due on 30 November 2026, subject to parliamentary approval. Our damp patch guide sets out the social housing deadlines in full.

In October 2026 the government launched a consultation on extending Awaab's Law to private rented tenancies. It closes on 18 December 2026, and the government says the responses will help decide the timescale for the new protections, so there is no start date for private landlords yet. Until then, the reasonable time test, the council's powers and the new fines are what apply to a private landlord with a leaking roof.

Sources

1. Landlord and Tenant Act 1985, section 11 (legislation.gov.uk)
2. Shelter England: How long for repairs in a private tenancy
3. GOV.UK: Guide for tenants, Homes (Fitness for Human Habitation) Act 2018
4. GOV.UK: Crackdown on dangerous rented homes as new £7k fines kick in (21 June 2026)
5. GOV.UK: Awaab's Law guidance for social landlords, timeframes for repairs
6. GOV.UK: Clampdown on dangerous homes to protect more tenants and families (8 October 2026)

General information about roofing in England, checked against the sources above when published. It is not a substitute for advice about your own roof.