In the UK, landlords are legally required to pay for buildings insurance, repairs and maintenance, safety checks, and certain bills during empty periods. When it comes to the rest, a lot depends on the tenancy agreement.
Let’s be honest, managing a rental property isn’t just about collecting rent. Bills, responsibilities, tenant expectations… the list goes on. One of the most common questions we get at J Property Management is: “Which bills am I actually responsible for as a landlord?” It’s a good one, and the answer isn’t always black and white.
So let’s break it down. Whether you’re a new landlord or managing multiple properties, here’s exactly what you need to know about what you legally have to pay and what your tenants should be covering.
What Bills Do Landlords Pay In The UK?
Maintenance and Repairs
Landlord pays.
By law, landlords are responsible for keeping the property in good working order. This includes the structure, plumbing, heating, and anything that’s been supplied with the property (like a cooker or boiler).
Got a leaking roof or faulty electrics? That’s on you. But if a tenant breaks a window while hosting a party – that’s on them.
At J Property Management, we handle maintenance requests quickly and cost-effectively so our landlords don’t need to stress.
Buildings Insurance
Landlord pays.
Since you own the property, you need to insure it against damage, floods, fire, and more. Contents insurance, however, is the tenant’s responsibility unless the property is furnished with your stuff.
Council Tax (sometimes)
Landlord pays in some cases.
If the property is empty between tenancies or you’re renting to students, under-18s, or asylum seekers, council tax falls on you. Otherwise, tenants usually pay this, just make sure the tenancy agreement spells that out.
Utility Bills During Tenancy
Usually the tenant pays – but it depends on the agreement.
In most standard tenancies, your tenant will be responsible for paying gas, electricity, and water bills during their time in the property. This should be clearly laid out in the tenancy agreement, and it’s one of the first things we double-check when onboarding new landlords at J Property Management.
Here’s what we always advise:
- Make sure the tenant registers with utility providers when they move in.
- Take meter readings at the start and end of each tenancy (we handle this for our landlords as part of our check-in/out process).
- Notify the suppliers of the change in tenancy so the bills don’t land in your name.
If you’re running a bills-inclusive setup, then of course, the utility bills stay in your name and are covered by the rent. But remember, you’re only allowed to charge tenants what you actually pay, plus VAT.
Having a strong tenancy agreement is very important
Utility Bills During Empty Periods
Landlord pays.
Electricity, gas and water bills are your responsibility during voids. We always recommend keeping the heating ticking over in winter to avoid pipe damage – and yes, that means a small heating bill. But it’s cheaper than fixing burst pipes!
Water Bills
It depends on your tenancy agreement.
Water is one of those grey areas. Sometimes it’s wrapped into the rent; other times it’s in the tenant’s name. The key here is what your tenancy agreement says.
If the tenant is responsible, make sure they register with the local water provider as soon as they move in. Unlike gas or electricity, they can’t switch suppliers, water is assigned by region.
If you choose to keep water bills in your name (for example, in a bills-inclusive tenancy), remember you’re still legally responsible for making the payments on time. You can’t charge tenants more than what the provider bills you.
Safety Checks
Landlord pays.
You’re legally responsible for:
- Annual gas safety checks
- Electrical safety inspections (every 5 years)
- Smoke and carbon monoxide alarms (fitted and tested)
- Fire-safe furnishings (for furnished lets)
All of this keeps your tenants safe, and keeps you legally compliant. We take care of this as standard for our landlords.
Deposit Protection
Landlord pays.
Tenancy deposits must be protected in a government-approved scheme within 30 days of receipt. No wiggle room here, it’s the law.
Can Landlords Profit From Utilities In The UK?
No, you can’t legally mark up gas or electricity bills beyond what you pay (plus VAT). If you’re including utilities in the rent, you’ll need to keep detailed records and stick to Ofgem’s rules on energy resale.
Want to keep things simple? Ask us about our all-inclusive tenancy management service, we’ll handle the admin, billing and compliance.
Is A Landlord Responsible For An Electricity Meter?
You’re not responsible for the running of the meter once tenants move in, but you are responsible for making sure one is installed and working. Prepaid, smart, or standard meters are all fine, but they should be safe and up to date.
If you manage a property portfolio or HMOs, we can help advise on metering setups that make life easier for everyone.
When Might A Landlord Become Liable For Tenant Bills?
This is where things can get messy. You might end up liable if:
- The utility accounts are still in your name
- Your tenants never registered with providers
- You didn’t notify the council or utility companies when tenants moved in
To avoid surprise bills, we always recommend:
- Clear tenancy agreements
- Quick notifications to suppliers and councils
- Meter readings at check-in and check-out
What Must a Landlord Legally Provide In A Rental Property?
In the UK, laws around rentals are getting tighter.
To make things easy, here’s your legal checklist:
- A safe, structurally sound home
- Working smoke and CO alarms
- An Energy Performance Certificate (EPC)
- A copy of the “How to Rent” guide (England only)
- A protected deposit
- Gas and electrical safety certificates
- Proof your tenant has the Right to Rent (England)
Providing anything less could get you fined, or worse, banned from letting property.
What Expenses Can Landlords Claim?
Let’s talk tax. As a landlord, running a rental property is a business, which means you can claim expenses for:
- Repairs and maintenance (but not improvements)
- Utility bills (when paid by you)
- Letting agent or management fees
- Buildings and landlord insurance
- Safety certificates and inspections
- Wear and tear on furnishings (if furnished)
What If Tenants Stop Paying Their Bills?
If the bills are in the tenant’s name, you’re not directly liable, but you could face issues with utility companies or councils chasing you if records aren’t clear. You could also inherit a mess when the tenant moves out.
Our advice? Always:
- Keep signed tenancy agreements
- Make sure utility accounts are registered in tenants’ names (and ask for proof of this)
- Take meter readings at the start of the tenancy
Are Utility-Inclusive Tenancies a Good Idea?
It depends on your target market. Utility-inclusive tenancies can:
Pros:
- Attract students and young professionals
- Make billing easier
- Justify higher rent
Cons:
- Risk of overuse (especially heating in winter!)
- Requires accurate tracking
- Landlord bears the burden of price hikes
At J Property Management, we offer flexible packages. We can manage utility-inclusive lets for you, or help you decide if they’re the right choice for your property.
Landlord Legals in The UK
Being a landlord in the UK means understanding not just what you can charge for, but also what you’re legally responsible to cover. From buildings insurance and safety checks to council tax during voids, knowing where the line is drawn can save you money, time, and legal headaches.
Need help managing your landlord responsibilities or finding tenants who pay on time and treat your property well? Talk to the team at J Property Management. We handle everything from contracts to compliance, so you don’t have to.
