2026-06-15
Section 11 of the Landlord and Tenant Act 1985 imposes an obligation on landlords to keep in repair the structure and exterior of the dwelling, which explicitly includes the roof. This applies to all residential tenancies of less than 7 years and cannot be contracted out of. If the roof leaks, tiles are missing, flashings have failed, or gutters are blocked and causing damp, the landlord has a legal duty to repair — regardless of whether the tenant caused the damage.
The obligation is triggered once the landlord has notice of the defect. A tenant's complaint constitutes notice. Once notified, the landlord must carry out repairs within a reasonable timeframe — an active leak requires emergency response, while deteriorating mortar might reasonably wait weeks.
Since March 2019, all residential tenancies must be fit for human habitation throughout the tenancy. A leaking roof, persistent damp, or structural defects can render a property unfit. This Act gives tenants the right to take legal action directly — including claiming compensation — without first going through the council. Landlords who fail to maintain the roof face court orders requiring repair plus compensation.
Awaab's Law applies to social landlords since 27 October 2025 (SI 2025/1042), setting prescribed timescales for investigating and remedying hazards including damp and mould. Section 60 of the Renters' Rights Act 2025 creates a power to extend it to the private sector but no commencement date is confirmed as of September 2026. Private landlords should prepare for this extension by documenting maintenance proactively.
North London's rental stock includes Victorian terraces in Holloway, Finsbury Park, and Tottenham, 1930s semis across Barnet and Finchley, and converted flats in Islington, Camden, and Hackney. Many have end-of-life tiles, failed flashings, blocked gutters, and flat roof leaks on rear extensions. Annual roof inspections (free with us) catch problems at the £80-£400 stage. Left until the tenant reports damp, the same issue costs £1,500-£5,000+ and creates legal liability. We provide written reports suitable for compliance documentation.
All maintenance costs are tax-deductible as revenue expenses against rental income. We invoice per property with clear descriptions suitable for your tax return.
Call 0203 538 0907 for landlord roof inspections and repairs across North London.