By section 11 of the Landlord and Tenant Act 1985 there is to be implied into every lease of a dwelling-house to which the section applies (initial fixed term of less than 7 years) a covenant by the landlord:
(a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes);
(b) to keep in repair and proper working order the installations in the dwelling-house for supplying water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity);
(c) to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.
Although the covenant is expressed in unqualified terms, it takes effect as a
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