Tenants & landlords answer: what’s a reasonable wait time for repairs?

When you’re renting, sometimes it can be hard to know how quickly a landlord should be taking to schedule fixes to your property. And as a landlord, it can be tough to balance a tenant urgently requesting repairs being done to a property, with the costs and labour you need to spend to maintain it.

Whether it’s a cold shower or a broken fridge, there’s often one big question: when will you get this fixed? Especially because it’s very subjective, and most people simply say ‘as soon as possible’ without considering the need to investigate the issue, time to find the right person to fix the problem, and the cost of repair.

That’s why, in this article, we’re handing the mic to two people: Steve, a small landlord who manages a few properties using the August app, and Marita, a long-time tenant in a London flat. We’ve asked them both: what’s a reasonable wait time for common repairs?

Meet our experts

In this article, we’re sharing thoughts from two voices with plenty of lived experience:

• Steve has been a landlord for four years. He manages two properties in the West Country, where he rents to a mix of young professionals and small families. Like many small landlords, he started out juggling everything manually—until six months ago, when he switched to August, the all-in-one rental management app. Now, he uses it to log maintenance issues and keep track of rent payments and documents, all from one place.

• Marita is a consultant at one of the UK’s top auditing firms. She’s rented across four different properties over the past five years and currently lives with her fiancé in a North London flat. Between boiler breakdowns, drafty windows, and a door that once took two weeks to fix, she’s experienced the good, the bad, and the very delayed sides of repair timelines and she’s got opinions.

We asked both of them: how long is too long to wait for some of the most common rental repairs? Let’s get into it.

How long should you take to fix a house that has no running hot water?

Few things cause more household frustration than waking up to a freezing shower. When the hot water goes, comfort, hygiene, and daily routines all take a hit. So how quickly should a landlord act and what kind of timeframe feels acceptable from a tenant’s perspective?

Tenant’s Take (Marita):

“If there’s no hot water, I think it needs to be sorted in a day or two, max. It’s not just a small annoyance, it affects basic living. I can’t shower, can’t wash dishes properly. 

I expect at least an update straight away, even if the actual fix takes a bit longer. It’s easy to find a plumber nowadays, and I am happy if I’m allowed to find a fix myself, but I expect it to come out of my rent or be paid back by my landlord if I have to fix things myself.”

Landlord’s Take (Steve):

“I completely get that. For me, anything to do with heating or hot water is a priority. I aim to get a plumber out by the next day. Luckily I’ve a great network of handymen in Devon now so I know who I can call with issues like this, but Checkatrade has been a great resource to find good plumbers quickly and cheaply (you can get all three!) without a struggle.

Sometimes it depends on availability. We had a leak in one property over the last Easter weekend, which was a nightmare, but I always send a message right away to let the tenant know what’s happening. No tenant has ever complained about overcommunication.

That’s where tools like August help. It keeps everything logged and makes communication easier through the maintenance request feature.”

Broken set of blinds: Are cosmetic repairs still important?

Blinds might not seem urgent at first glance, but they affect privacy, light, and comfort. When they’re broken, especially in bedrooms or front-facing windows, it can feel like living in a fishbowl. But is this kind of cosmetic issue top of the priority list?

Tenant’s Take (Marita):

“It’s not urgent. But it still matters. If the blinds are broken and I’ve got people looking in from the street, or sunlight streaming in at 6am, it can have a massive effect on my quality of life and my sleep.

It’s also really easy to sort out. I ask, ‘Can I replace the blinds?’, the landlord says ‘yes’, and I can sort the problem out for myself. I don’t expect them to necessarily send someone around to replace the blinds (unless the railing is broken as well), but I do expect it to be replaced.

I’d expect something like this to be fixed within two weeks. It’s not dangerous. But it is part of what I’m paying for.”

Landlord’s Take (Steve):

“I’ll admit, this is one that used to slip down my list. It’s not life-threatening, and when you’re balancing urgent repairs like boilers or leaks, broken blinds don’t scream ‘fix me now.’

That said, I’ve come to realise they do affect quality of life, especially in ground floor flats. If someone’s got no privacy, they’re not going to enjoy being in the flat. And I want them to feel like the property is safe and comfortable for them to live in.

I try to get it sorted within a week, depending on whether it’s a repair job or a full replacement when the entire head rail is broken.”

Dealing with damp: What’s a fair timeline for sorting mould?

Damp might start small, some peeling paint, a musty smell in the corner, but every landlord knows it can quickly spiral. Left too long, it’s not just a tenant complaint; it’s a red flag for deeper structural issues, from leaks to insulation problems.

Tenant’s Take (Marita):

“Damp sucks. It’s not so bad that you feel the need to report it, but it’s just a constant issue with where I rent.

“If I am staying somewhere for not very long, I often don’t report issues like it. Simply, it’s not my flat and if I am moving out in a few months, I honestly don’t think it’s worth the time to report, especially as often there’s nothing that anyone will do.

“I’ll always report it if I see it when I move in, though, even if it is just a small amount. That way, I can’t be blamed if the landlord spots it on my watch.”

Landlord’s Take (Steve):

“Damp isn’t always caused by the building, sometimes it’s ventilation, sometimes it’s tenant habits. But I take it seriously. The biggest expense I ever had was when my ground floor flat had mould, and I needed to spend thousands to make things right.

“If it’s mild condensation or surface mould, I’ll usually look at what the tenant is doing. Things like make sure they are opening windows in the day, using the extractor fan, ensure the flat has ventilation. If it looks bad, I’ll book someone in to take a look and advise, especially if there’s any bulging on the walls or black spots.

“Either way, it needs to be treated, not just covered up.”

How long should you take to repair broken appliances like a fridge freezer?

Sometimes, things break. And when you rent out a fully furnished property, replacing a broken item like a fridge freezer or an oven can be a sudden cost. It’s more complicated when it’s sometimes the tenant’s fault.

Broken appliances might mean a tenant can’t cook or clean a house properly. But it’s not going to render the property uninhabitable any time soon. So how quickly should you be expected to fix it?

Tenant’s Take (Marita):

“A broken fridge is a big deal. I do a weekly food shop. If I lose all that, I’m out £50 or more.

If something breaks on Friday, I expect to know it’ll be replaced on Monday. And if it takes longer, I need a solution in the meantime, even if that’s just a mini fridge.”

Landlord’s Take (Steve):

“I don’t rent out furnished properties for the exact reason you’ve mentioned. People expect fixes to be made extremely quickly, but without triple checking that the fault is with the appliance, it can be a nightmare to get things fixed. 

I don’t want to spend a month’s rental income on a new oven, just to be told when it’s installed that the problem is elsewhere.

I think a week is reasonable here. If it’s a bank holiday weekend or something, getting someone to come and install an appliance can be extremely difficult. 

Conclusion

What’s clear from Steve and Marita’s perspectives is this: while urgency varies by repair, communication is the common ground. Tenants don’t expect miracles, but they do expect to be heard. And landlords who stay organised, transparent, and responsive build stronger relationships and fewer disputes.

Modern rental property management is about building trust. Tools like August give small landlords the structure to respond quickly, keep records, and make tenants feel supported.

Whether it’s a broken fridge or a patch of mould, one thing’s certain: the quicker the fix and the clearer the communication the happier everyone is.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.