In the UK, maintaining a rental property is a shared responsibility between the landlord and the tenant, but the legal burden lies heavily on the landlord.
If you’re a landlord in the UK, you’ve probably found yourself fighting off endless tenant messages about dripping taps or broken appliances. But if you’re wondering whether it’s really your job to sort out a broken fence, you’re not alone.
One of the most common grey areas in lettings is property maintenance – who’s supposed to fix what, and when?
Whether you’re a first-time landlord or have a growing portfolio, understanding what you’re legally required to fix and setting clear expectations is important if you want to avoid any legal issues.
And if you’d rather not spend your weekends chasing plumbers or navigating Section 11 of the Landlord and Tenant Act, J Property Management is here to help. We take care of everything from routine maintenance to emergency repairs, so you don’t have to. Get in touch with the team today to find out more.
What Maintenance Are Landlords Responsible For?
Let’s start with the basics: under UK law, landlords are responsible for the structure and safety of the property, as well as making sure it’s fit to live in. In the UK especially, tenants have a lot of rights, and as a landlord, you are obligated to address any issues that are raised to you.
These obligations are set out in the Landlord and Tenant Act 1985, and they apply to all landlords in the UK, regardless of what the tenancy agreement says.
In short, you are responsible for maintaining:
- The building’s structure and exterior (e.g. walls, roof, windows, external doors)
- Plumbing, including sinks, toilets, baths, pipes and drainage
- Heating and hot water systems
- Electrical wiring and gas installations
- Ventilation and chimneys
- Fire safety measures (e.g. smoke alarms and carbon monoxide detectors)
- Any damage you or your contractors cause while doing repairs
Even if the issue wasn’t reported at the start of the tenancy, it’s still your responsibility to resolve it once you’re made aware.
But what if your tenant doesn’t tell you about a repair? Well, in theory you’re off the hook until they do. However, we always recommend carrying out regular inspections to catch issues before they become expensive. Afterall, tenants might not catch on to certain issues before they become more seriously damaged.
If you manage an HMO (House in Multiple Occupation), you’ve got even more responsibilities. You’ll need to keep shared areas clean, safe, and in good repair. Fire safety and hygiene rules in HMOs are strict, so professional property management can be a huge weight off your shoulders and make sure you are staying compliant.
What Maintenance Elements Are Tenants Responsible For?
But not everything sits with the landlord. While landlords carry the bulk of the repairs, especially if they are structural or involve appliances, tenants are still expected to look after the home day-to-day.
Legally, they have to use the property in a “tenant-like manner.” That means:
- Keeping the property clean and ventilated
- Taking care of minor maintenance like changing lightbulbs or batteries
- Keeping the garden tidy (unless otherwise agreed)
- Avoiding damage and reporting it if it happens
- Allowing access for inspections and repairs (with at least 24 hours’ notice)
If your tenant or their guest causes damage, then it’s their responsibility to put it right.
For example, if they smash a window, block a drain with baby wipes or make a hole in the wall when trying to hang up a picture, that’s their responsibility, not yours.
The only time this doesn’t stand up is when it comes to wear and tear. This means small marks and scuffs that are a natural occurrence when a person is living in the space – and that is your responsibility to cover.
In essence, whilst you can charge them for larger damaged, you are not allowed to deduct from the deposit for things like worn carpets or faded paint.
What About Appliances, Fences and Other Maintenance Grey Areas?
Here’s where things can get a bit blurry. If the property comes with white goods, like a fridge or washing machine, it’s generally expected that you’ll maintain or replace them, unless your tenancy agreement says otherwise. That said, tenants are responsible for any personal appliances they’ve brought into the property.
We recommend laying out exactly what goods you are responsible for in the agreement to lower any risk of confusion.
Fencing is another tricky one. As the landlord, you’re usually responsible if the damage poses a safety risk or affects the property’s security. However, if the tenant just doesn’t like how it looks, or they have damaged it themselves, then you’re not legally obligated to handle the repairs.
This is where a solid tenancy agreement is worth its weight in gold. Clear clauses about what you will and won’t cover make life easier for both parties and helps to avoid disagreements down the line.
Need help drafting or reviewing your tenancy agreements? J Property Management can help with that too.
How Quickly Do Maintenance Repairs Need To Be Done When Flagged By Tenants?
There’s no hard rule here, but landlords have to carry out repairs within a “reasonable timeframe.” What counts as reasonable depends on the issue. A leaking boiler in winter? That’s classified as pretty urgent. A dripping tap in a spare bathroom? Less so.
What’s important is that you reply to any repair requests quickly and keep the tenant updated on next steps. Not only does this show you’re acting within your duty, but it also lowers the risk of tenants escalating the issue to the council or environmental health.
If the repairs needed mean a property is considered “unfit for human habitation” (for example, due to damp, pests or mould), local authorities can step in and take action. That’s an outcome you definitely want to avoid!
Communication Is Key When It Comes To Maintenance
A lot of repair issues and disagreements can usually be avoided with good communication.
At the start of the tenancy, make sure tenants know exactly where to report issues. You should also make sure you respond quickly and keep a record of all communications. If you are worried about spending too much time on maintenance, why not work with a property management company to help?
At J Property Management, we offer 24/7 maintenance reporting and have a network of vetted contractors to make sure repairs are handled quickly and professionally. See how we handle maintenance and tenant communication here.
Top Tips For Landlords To Stay Ahead of Repairs
When it comes to maintenance, prevention is better than cure. We always recommend that our landlords take proactive action, rather than waiting for something to go wrong.
Here are a few proactive steps that help:
- Regular inspections every few months so you can catch issues early before they escalate
- Clear tenant agreements, explaining who is responsible for what
- Use durable materials and spend a bit more upfront on fittings that last
- Act fast once maintenance issues are reported. The longer you wait, the worse (and more expensive) the problem becomes
- Make sure you’re covered for major issues and accidental damage with landlord insurance
Or, of course, just leave it all to us. Get in touch with J Property Management and let our team take the stress out of maintenance.
Know Your Responsibilities, Protect Your Property
Being a landlord comes with its fair share of responsibility, but that doesn’t mean you need to be on call 24/7. Knowing what you’re legally obligated to fix (and what tenants take care of) can save time, money, and avoid any nasty legal issues.
If you’re ready to make property management simple, efficient, and fully compliant, it might be time to bring in the professionals.
J Property Management works with landlords across London to deliver full support – from maintenance and repairs to legal compliance and tenant care. Whether you need help with one property or an entire portfolio, we’ve got you covered.
Contact J Property Management today to get started.
