Being a landlord means more than collecting rent each month. Keeping your property well-maintained is an important responsibility, and getting it right can mean tenancies run smoothly.
Understanding landlord property upkeep in the UK involves both meeting legal obligations and going beyond the basics to look after the property you’ve invested in.
Good property maintenance is more than simply ticking the legal boxes – though you certainly need to do that. It’s also about building positive relationships with tenants, avoiding costly emergency repairs and ensuring your property remains attractive to future renters. When you stay on top of maintenance, you’re more likely to have long-term tenants.
Why property maintenance matters
Think of property maintenance as an investment rather than a cost. Regular upkeep can prevent small issues from becoming expensive disasters. A leaky tap that’s fixed quickly costs a few pounds, but leave it and you could be looking at water damage that runs into hundreds or even thousands.
Your tenants will appreciate living in a well-maintained home, which means they’re more likely to stick around and recommend you to others. Plus, you’ll have peace of mind knowing your property is safe and compliant with all the relevant regulations.
What are a landlord’s legal maintenance responsibilities?
As a landlord, you have specific landlord legal obligations in the UK that you must meet. The government sets out clear guidelines about what you’re responsible for, and failing to meet these can result in serious consequences.
Here’s what you’re legally required to maintain…
Structure and exterior
- Roof, walls, windows, and doors
- External pipes and guttering
- Paths and driveways
Heating and hot water systems
- Boilers and central heating
- Hot water tanks and immersion heaters
- Radiators and pipework
Gas and electrical safety
- Annual gas safety checks by a Gas Safe registered engineer
- Electrical installations inspected every five years
- All gas and electrical appliances you provide
Fire safety measures
- Smoke alarms on every floor used as living space
- Carbon monoxide alarms in rooms with solid fuel appliances
- Fire escape routes kept clear
Sanitation facilities
- Toilets, sinks, baths, and showers
- Drainage systems
- Water supply
Any appliances you provide
- White goods like washing machines and fridges
- Kitchen equipment and furniture (if it’s a furnished letting)
You can find the full details of your legal responsibilities on the government website. For more comprehensive guidance specifically for landlords, take a look at our legal responsibilities guide.
Regular checks to stay ahead of problems
The best way to avoid maintenance headaches is to catch problems early. Setting up a routine of regular checks means you can spot issues before they turn into expensive repairs.
Every year, you’ll need to arrange a gas safety certificate (this is legally required every 12 months), plus it’s wise to have your electrical system inspected every five years with annual visual checks. Your boiler will benefit from annual servicing, and you should inspect the roof and guttering annually too. Don’t forget to check smoke and carbon monoxide alarms are working properly.
Seasonal checks help you stay on top of weather-related issues. In spring, look for any winter damage, test outdoor taps and clear gutters of debris. Summer is perfect for inspecting exterior paintwork and checking garden boundaries. Come autumn, clear those gutters again and check your heating system is ready for winter. During winter months, monitor for damp issues and check that pipes aren’t at risk of freezing.
Mid-tenancy inspections should also be planned carefully with proper notice given to tenants. They’re a valuable chance to spot maintenance issues early and ensure tenants are looking after the property appropriately.
Between tenancies gives you the perfect opportunity for a thorough inspection. Check every room systematically, test all appliances and address any wear and tear before new tenants move in.
Creating a printable maintenance calendar can help you stay organised and never miss important checks. You could set up reminders for annual certificates, seasonal inspections and routine servicing to keep everything running smoothly. This kind of rental property repairs checklist helps you track what’s been done and what’s coming up, which helps to make your property management more efficient.
Who pays for repairs?
Understanding who’s responsible for what can prevent disputes and ensure repairs happen quickly. Here is a quickfire breakdown…
Landlord responsibilities
- Anything covered by your legal duties (see above)
- General wear and tear
- Appliances breaking down through normal use
- Structural issues
- Problems with heating, plumbing, or electrics
Tenant responsibilities
- Damage they’ve caused themselves
- Blocked drains due to misuse
- Lost keys
- Light bulbs and small maintenance tasks
- Keeping the property clean and reporting problems promptly
Grey areas
Sometimes it’s not immediately clear who should pay. A blocked toilet might be tenant misuse or a structural problem. Good communication and common sense usually resolve these situations. When in doubt, get a professional opinion.
Keeping tenants in the loop
Good communication with your tenants is vital. When they feel comfortable reporting issues early, you can fix small problems before they become big ones.
It is important to set clear expectations from the start. You can do this buy creating a simple handbook or welcome pack that explains how to report maintenance issues, what counts as an emergency, basic maintenance tasks tenants should handle themselves, and your response times for different types of problems.
You can also make reporting easy by giving tenants multiple ways to contact you, whether that’s phone, email or even a simple online form. You might want to consider using property management apps that let tenants upload photos of problems – this can be really helpful for understanding what needs fixing.
Whatever method you choose, always respond promptly to maintenance reports. Even if you can’t fix something immediately, acknowledge the report quickly. Let tenants know when they can expect action, and keep them updated if there are any delays.
Keep detailed records of all maintenance requests, what was done, and when. This helps you track recurring issues and provides valuable evidence of your good maintenance practices if you ever need it.
Tips for proactive property maintenance
Here’s where you can really make a difference to your property’s long-term condition and your relationship with tenants. While the previous section covered your legal requirements, these tips go beyond what’s strictly necessary and focus on proactive maintenance that can save you money and hassle in the long run.
Preventing damp and mould: Ensure good ventilation in bathrooms and kitchens, check window seals regularly and address any leaks immediately. Consider installing extractor fans if needed, and educate tenants about preventing condensation through simple measures like opening windows when cooking or showering.
Guttering and drainage: Clean gutters at least twice a year to prevent water damage to walls and foundations. Consider installing gutter guards to reduce debris buildup and check that downpipes are clear.
Exterior maintenance: External paintwork protects the building fabric from weather damage. Plan to repaint exterior woodwork every three to four years, and touch up chips or cracks as soon as you spot them.
Garden and outdoor spaces: Keep gardens tidy and safe for tenants. Overgrown trees can damage gutters and roofs, while poor drainage can cause damp problems. Consider low-maintenance landscaping to reduce ongoing costs.
Energy efficiency improvements: Upgrade insulation where possible, fit energy-efficient LED bulbs, install smart thermostats and draught-proof windows and doors. These improvements can reduce tenant bills and make your property more attractive.
Pest prevention strategies: Seal gaps where mice might enter, keep gutters clear to prevent bird nesting, address damp issues that attract insects and provide adequate bin storage.
Safety and security checks: Test door and window locks regularly, check handrails are secure, ensure pathways are safe and well-lit and look for loose tiles or damaged flooring.
Planning for major works: Budget for bigger jobs. These include roof repairs (15-20 years), boiler replacement (10-15 years), kitchen and bathroom updates (10-15 years) and external redecorating (3-5 years).
Building professional relationships: Having a pool of trusted contractors can be a big help. These can include a reliable handyman, qualified electrician and plumber, Gas Safe registered engineer, and local decorators and gardeners.
Being prepared for emergencies: Consider setting aside some of your rental income for unexpected repairs. This could also go towards preventive maintenance contracts for major systems and emergency call-out services. For additional protection, you might want to consider landlord insurance that covers emergency repairs, or explore rent guarantee services that protect your rental income if things go wrong.
Documentation and record keeping: Take photos before and after major works, keep all certificates and guarantees and maintain a property logbook. This helps with insurance claims and proves legal compliance.
Using professionals vs doing it yourself
Knowing when to DIY and when to call the experts can save you money and ensure work is done safely.
Always use professionals for:
- Gas work (legal requirement – must be Gas Safe registered)
- Major electrical work (use qualified electricians)
- Structural repairs
- Roof work
- Anything covered by warranties that DIY might void
You might manage yourself:
- Basic decorating
- Simple plumbing like changing taps
- Garden maintenance
- Cleaning and tidying between tenants
Finding reliable contractors is essential for effective property maintenance. Start by getting recommendations from other landlords in your area, as they’ll have first-hand experience of local services. Check that tradespeople belong to relevant professional bodies and always get multiple quotes for any major work. It’s important to verify that they have proper insurance and the right qualifications for the job. While online reviews can be helpful, use your common sense when reading them and look for patterns rather than isolated complaints.
Consider property management servicesif you don’t have time or expertise for maintenance management. Professional services can handle everything from routine checks to emergency repairs.
Final checklist: Maintenance must-dos for landlords
- Safety first: Ensure all gas and electrical safety certificates are current
- Check your insurance: Make sure you have adequate landlord buildings insurance
- Create a maintenance schedule: Plan regular inspections and servicing
- Build your team: Find reliable, qualified tradespeople before you need them
- Keep records: Document all maintenance work and safety checks
- Budget for the unexpected: Set aside funds for emergency repairs
- Communicate clearly: Make sure tenants know how and when to report issues
- Stay legal: Keep up with changing regulations and requirements
- Think long-term: Plan for major replacements and upgrades
- Review regularly: Assess what’s working and what could be improved
Remember, good maintenance is an investment in your property’s future value and your reputation as a landlord. Take care of your property, and it will take care of your rental income for years to come.
Need more guidance on landlord responsibilities? Check out the government’s official landlord guidance for the latest legal requirements.