Repair questions
How long a landlord has to carry out a repair: few laws set days, and here are the ones that do
The fault has been reported and nobody comes. How long does the tenant have to wait, and what can they do meanwhile? In most countries the law sets no number of days, but it does say what to do when a repair is urgent. Here is what each one says, with its article.
The short answer
In most countries the law sets no number of days: the tenant must give notice as soon as possible and, if the repair is urgent, can do it and claim back what they paid (in Spain, after notifying the landlord). There are three exceptions with deadlines. In Argentina, the tenant can repair at the landlord's expense after 24 hours for urgent work, or at least 10 days after a formal demand for the rest. In Spain, since 8 October 2026, a residential landlord has 15 calendar days to answer a written request if the fault affects habitability, though that rule still awaits parliamentary validation. In England, social housing landlords have 24 hours for emergencies.
| Country | Deadline in the law? | If urgent, or nothing is done | Law |
|---|---|---|---|
| Spain | 15 calendar days to answer a written request with a quote, if it affects the habitability of a home (since 8 Oct 2026, pending validation). | After notice, the tenant does urgent work and claims the cost immediately. After 15 days without an answer, they can do the work and deduct it from rent. | LAU, Arts. 21.3 and 21.5 |
| Mexico (federal) | No. | The tenant gives prompt notice; if the landlord does not repair, the tenant can end the lease or ask a judge to compel the landlord. | Federal Civil Code, Arts. 2415 to 2417 |
| Colombia | No. | If the tenant gave prompt notice, or the landlord did not repair in time, the reasonable cost of essential repairs is refunded. | Civil Code, Art. 1993 |
| Argentina | Yes: 24 hours for urgent repairs; at least 10 days after a formal demand for the rest. | Once the deadline passes, the tenant repairs at the landlord's expense. | Civil and Commercial Code, Arts. 1201 and 1207 |
| Chile | No. | If the landlord did not repair in time, the tenant is refunded the reasonable cost of essential work, once the need is proven. | Civil Code, Art. 1935 |
| Peru | No. | The tenant carries out urgent repairs directly, with a right to reimbursement, notifying the landlord at the same time. | Civil Code, Arts. 1673, 1674 and 1682 |
| England (social housing) | Yes: 24 hours for an emergency hazard; 10 working days to investigate a significant hazard. | These statutory deadlines cannot be cut by contract. For a private landlord or commercial premises, the law sets no days. | Awaab's Law, SI 2025/1042 |
| Ireland (housing) | No. | If the landlord refuses or fails to repair and waiting poses a risk to health or safety, they must refund reasonable, vouched expenses. | Residential Tenancies Act 2004, s. 12 |
Official texts read on 27 October 2026. In Mexico each state has its own civil code. For commercial premises none of these laws sets a general deadline, except Argentina, whose Art. 1201 applies to every lease.
Spain: what changed on 8 October 2026
Until October, Spanish law set no days. Art. 21.3 of the LAU still says the same: the tenant reports the need for a repair as soon as possible and, after notifying the landlord, can carry out urgent repairs to prevent imminent damage or serious inconvenience and claim the cost immediately. Royal Decree-Law 29/2026 added a paragraph 5: if the damage affects habitability, safety or health, the tenant can request the repair in writing with a quote, and the landlord has 15 calendar days to accept it, propose another repair or carry it out. If the landlord does not answer or refuses without good reason, the tenant can do the work and deduct it from future rent. For seasonal lets it also added an Art. 21 bis, with 5 working days to answer.
Worth knowing
A royal decree-law has to be validated by the Spanish Parliament. As of 27 October 2026 the Official Gazette shows no validation of 29/2026, and its near-identical predecessor, 26/2026, was struck down by Parliament on 2 October. If this one falls, paragraph 5 and Art. 21 bis disappear and the no-deadline rule returns.
Paragraph 5 speaks of housing and habitability. Although Art. 30 applies Art. 21 to commercial premises too, it is not clear that these 15 days reach a shop or office: for premises, check the lease first.
Urgent or not: what counts
The laws that let tenants repair on their own limit it to what is urgent or essential: what cannot wait without greater damage, or without the place becoming unusable. A water leak, the power cut off, an outside door that will not lock or heating in winter usually qualify. Repainting or a piece of furniture does not. And in all of them the cost must be reasonable and backed by an invoice.
When the clock starts: written notice
Where there is a deadline, it runs from the notice. Where there is none, what the tenant can claim depends on having given notice in time. Either way, what counts is a written notice with the date, a photo, a description and, if needed, the quote, plus the landlord's reply. A message in a WhatsApp group does not show who read it or when.
Frequently asked questions
Is there a legal deadline for landlord repairs in Spain?
Since 8 October 2026, yes, for housing: 15 calendar days to answer a written request with a quote if the fault affects habitability (Art. 21.5 LAU). It was added by a royal decree-law still awaiting validation.
Can I fix it myself and deduct it from the rent?
In Spain, urgent work yes, after notice, and claim the cost; deducting it from rent is only provided by Art. 21.5, after 15 days without an answer. In Argentina, after 24 hours for urgent work or 10 days after a formal demand for the rest.
What about commercial premises?
None of these laws sets a general deadline for commercial premises, except Argentina. The lease decides; if it is silent, the urgency rules in the table apply.
What is Awaab's Law?
An English rule in force since 27 October 2025 requiring social housing landlords to act within 24 hours on an emergency hazard and to investigate a significant hazard within 10 working days.
These pages are for information and are not legal advice. The lease and each country's law in force always prevail.
Repair questions
- Who pays for repairs in a commercial lease?If the lease says nothing, the landlord carries out necessary repairs and the tenant pays for minor everyday ones. Ireland works the other way round.
- Who pays for repairs in a rented flat?The landlord pays what keeps the home habitable; the tenant pays minor wear and any damage they cause. In Spain, England and Ireland a lease cannot change that against the tenant.
- Is it legal to use WhatsApp for work?No law bans WhatsApp at work. What matters is the basis for using the employee's personal number and whether they are messaged outside working hours.