1. The tenant correctly argues that the judge erred in declaring that the landlords’ financial inability to purchase oil constituted a defense to the quiet enjoyment claim. A landlord’s failure to provide heat during the heating season (see State Sanitary Code, 105 Code Mass. Regs. §§ 410.201, 410.750 [B] [1980]) seriously “impair[s] the character and value of the leased premises” (Winchester v. O’Brien, 266 Mass. 33, 36 [1929], quoting from Brande v. Grace, 154 Mass. 210, 212 [1891]), and constitutes a breach of the covenant of quiet enjoyment. See generally Blackett v. Olanoff, 371 Mass. 714, 715-716 (1977), and cases cited. It is not necessary to recovery that the landlord intended to violate the covenant. Rather “the landlord’s conduct, and not his intentions, is control*983ling.” Blackett v. Olanoff, supra at 716. Thus, as suggested by the language of the statute itself (see Simon v. Solomon, 385 Mass. 91, 99-100 [1982]), liability will be imposed “whenever the ‘natural and probable consequence’ of [the] landlord’s action [is] interruption of the tenant’s rights.” Id. at 102, quoting from Westland Housing Corp. v. Scott, 312 Mass. 375, 381 (1942). Cf. Berman & Sons, Inc. v. Jefferson, 379 Mass. 196, 200-203 (1979). It is further established that “a tenant may bring an action for civil damages under G. L. c. 186, § 14, without first pursuing [that statute’s provisions for] criminal charges.” Simon v. Solomon, supra at 100. On the facts found by the judge, the tenant was entitled on the quiet enjoyment claim to (a) a declaration that the landlords had violated G. L. c. 186, § 14; (b) an injunction ordering that heat be provided in compliance with the State Sanitary Code without limitation on the amount to be spent by the landlords for fuel; and (c) an assessment of damages and counsel fees under § 14. Our holding on the quiet enjoyment claim renders it unnecessary to consider the tenant’s additional claim that the failure to provide heat was intentional. The tenant is limited to a single recovery for all the § 14 claims raised in the action. See Simon v. Solomon, supra at 110-111.