How long does the landlord have to carry out a repair?

Question

José Manuel Alburquerque · Accepted Answer

The law does not set how long the work may take, but in tenancy agreements signed or renewed since 8 October 2026 it does set a time limit for replying. If the tenant asks the landlord in writing for a necessary repair and encloses a reasonable quote, the landlord has fifteen calendar days to accept it, propose a different repair or carry out the repair himself or herself. If the landlord does not reply or refuses without good reason, the tenant can carry out the repair and deduct its cost from the following rent payments. In a temporary residential tenancy, the time limit for replying is five working days. If the repair is urgent, the tenant does not have to wait for any time limit to run. The fifteen-day time limit It applies to damage affecting the habitability, safety or healthiness of the home and, in general, to any repair the landlord has to carry out to keep it habitable. It works like this: The tenant requests the repair in writing and encloses a reasonable quote. It is advisable to do this by a means that records the date of receipt, such as a “burofax” (a certified letter with proof of content). The landlord has fifteen calendar days from receiving the request, counting every day, including Saturdays, Sundays and public holidays. Within that time the landlord can accept the quote, propose a different repair or carry out the repair directly. If the landlord does not reply or refuses without justification, the tenant can have the repair done and deduct the amount from the following rent payments. The cost must be reasonable and proportionate to the damage and supported by invoices. An example with dates: The landlord receives the request on Monday 2 November 2026. The time limit starts running on Tuesday the 3rd and ends on Tuesday 17 November. If the landlord has not replied by the end of the 17th, from the 18th the tenant can have the repair done. For the landlord, the prudent course is always to reply in writing and not to wait until the last day, so that the reply reaches the tenant within the time limit. If the landlord proposes a different repair or decides to carry it out, it must be done within a reasonable time. In temporary residential tenancies and emergencies In a temporary residential tenancy agreement signed or renewed since 8 October 2026, the tenant must report any damage as soon as possible and the landlord must respond within no more than five working days. If the landlord does not respond, the tenant can repair the damage and immediately claim back what he or she has paid or, with supporting evidence, deduct it from the following month's rent. The law does not make clear which days count as working days, so it is best not to leave things until the last moment. In this type of tenancy, the landlord also pays for minor repairs arising from everyday use. If the repair is urgent to prevent imminent damage or serious inconvenience, such as a water leak, the tenant does not have to wait for any time limit to run. The tenant can carry it out after notifying the landlord and immediately claim back what he or she has paid. Agreements signed before 8 October 2026 In principle, in these agreements, including when they are extended after that date, there is no fixed time limit and the landlord must carry out repairs within a reasonable time. If the landlord does not, the tenant can carry out the urgent ones and claim their cost, or ask the court to order the landlord to carry out the repairs or to terminate the contract, with compensation if there is any damage. Before suing, the law requires an attempt at negotiation. It is not yet clear whether the fifteen-day time limit with deduction from the rent also applies to these agreements. The prudent course is for the landlord to reply in writing within fifteen days anyway and for the tenant not to deduct anything from the rent without first taking advice.