How long can you leave a tenant without hot water

Leaving your tenant without hot water can become a serious issue. In some cases, if the problem isn’t addressed, it can even result in legal action. However, boiler repairs can take time, which often leaves landlords wondering, “How long can I leave a tenant without hot water?”

In this guide, we’ll explain legal requirements for landlords, how to handle potential boiler repairs, and how long tenants can be left without hot water.

Under Section 11 of the Landlord and Tenant Act 1985, your tenants have the right to expect basic repairs to be actioned in a ‘reasonable timeframe’.

Section 11 also states that landlords must keep heating and hot water systems in working order. Failure to maintain these systems can result in legal consequences and health risks for your tenants.

Conducting regular safety inspections for water and space heating equipment can help prevent unexpected and costly breakdowns. However, even with regular maintenance, accidental damage can happen, so finding suitable landlord cover can also help to protect you in the event of an unexpected issue.

Landlords are responsible for making sure that the entire heating system is working and keeps the property warm throughout the winter.

The minimum acceptable standards are to maintain at least 18°C in sleeping rooms and 21°C in living rooms when it’s -1°C outside.

As a landlord, you can’t leave your tenant without heating and hot water. It’s your responsibility to resolve the issue within a reasonable timeframe and, if necessary, find a temporary solution while the work is in progress.

It makes sense for a landlord to act quickly to maintain good relations and avoid lost rent, as in some cases, the issue can result in the tenant moving out.

Dealing with a tenant boiler issue can be daunting, but with a suitable approach, you can make the process smoother and less time-consuming.

Arranging boiler repairs in your property

To help provide peace of mind, you can take out a separate emergency boiler repair insurance cover, as it’s not a feature included in many landlord insurance policies, including ours. Consider finding a supplier that offers quick response times and is available seven days a week.

Alternatively, you can look for a local certified engineer that you trust and knows your boiler models. Having someone local respond to the issue quickly can also help reassure tenants that you’re in control of the situation.

Be sure to choose a Gas Safe registered engineer for gas boilers. For electric water heating, there are various commercial and trusted trader online directories. Alternatively, you can check out TrustMark, the UK’s Government-endorsed quality scheme for work carried out in or around your home.

Accessing the property for boiler repairs

While it may seem reasonable to expect tenants to remain in the property for an engineer’s visit, not everyone has the flexibility to take half days off work. If the tenant can’t be there, you or your agent may need to attend.

Be sure to get your tenant’s permission to access the property for repairs while they are out, ideally ‘in writing’ by email. You need to provide reasonable notice before turning up at their home, but they will hopefully be just as eager to get the problem fixed as you are.

Also, don’t forget any other tenants in the building. If you have to arrange essential works to the building that will involve disconnecting the water for other tenants, you should give them notice.

Tenants may be happy to let contractors in sooner, but they do not have to let them in if they turn up unannounced.

Keeping detailed records of notices and communications with the tenant can help in case issues arise.

Yes, it is illegal for a landlord to leave a tenant without hot water in the UK. Landlords are legally obligated to provide and maintain hot water systems under the Landlord and Tenant Act 1985.

A lack of hot water typically qualifies as an ’emergency repair’, which means you must resolve the issue as swiftly as possible.

Leaving your tenant without hot water can quickly escalate into a significant issue. If a tenant is left without a hot water supply for a prolonged period, they could be eligible for compensation or a rent reduction.

If the issue persists, you may also face enforcement action from your local authority or legal action under legislation like the Homes (Fitness for Human Habitation) Act 2018.

If your tenant has caused damage to the boiler and it has affected the hot water supply, they could be responsible for the repair costs.

As a landlord, it’s your duty to maintain the boiler, but it’s your tenants’ responsibility to:

• Familiarise themselves with the boiler’s features and functions
• Use the boiler responsibly and correctly
• Report any boiler issues or malfunctions promptly

If there’s evidence that your tenant has damaged the boiler and it’s clearly documented in the tenancy agreement, they should be liable for the costs.

Tenants don’t usually have the right to withhold rent because you fail to carry out repairs.

Even if a boiler is broken and there’s no hot water or heating, your tenants should adhere to their contractual obligation and keep paying rent.

In more extreme cases, you may have to start possession proceedings against them. Ideally, your prompt action will stop things from getting this far.

Ensure your tenants have your contact details or those of your agent so they can report issues promptly, as emergencies can occur at any time. Not knowing who to call or not receiving a response may cause unnecessary stress for your tenants.

Please note that these Frequently Asked Questions are not a substitute for the policy wording. For full terms and conditions please see the policy documentation.

Our landlord insurance policies don’t include boiler repairs for breakdowns. However, we may be able to provide protection against malicious or accidental damage caused to the boiler.

There is no fixed legal timeframe for leaving a tenant without hot water. However, the absence of hot water is often considered an emergency repair. Landlords should act within a reasonable amount of time, usually within 24 to 48 hours.

Your tenants may be able to claim compensation or a rent reduction if they are left without essential services, including water, for an unreasonable amount of time. Typically, the tenancy agreement will outline your tenants’ right to compensation.

Yes, landlords could potentially face fines if they fail to meet legal obligations detailed under official housing and health & safety laws. We recommend familiarising yourself with these laws and securing the right level of landlord cover to protect yourself should an unexpected issue arise.

Having regular boiler servicing and safety inspections can help minimise the risk of the hot water system failing or breaking, particularly during the colder months. Having a trusted emergency heating and boiler engineer on hand is also a good idea, so you can act quickly if a boiler issue occurs.

Yes, most councils and letting agents across the UK will classify no hot water as an urgent or emergency repair. As such, it’s important to address the issue within 24 to 48 hours.

The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area. We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Arthur J. Gallagher Insurance Brokers Limited trading as Just Landlords accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.