Health and safety requirements, maintenance and repairs
Discover the key aspects of maintaining a safe and well-maintained rental property
For full information see our separate guide on preparing a property to let.
Before the property is let, it must have been risk-assessed and meet all the appropriate legal health and safety standards, including:
Meeting minimum energy efficiency standards (currently E on the EPC)
Elimination of hazards such as damp and mould
Complying with fire safety regulations
Having up-to-date gas and electrical safety certificates
However, you also have a legal responsibility to make sure the property remains in good condition and ‘fit for habitation’ throughout the tenancy, which means:
Making periodic inspections to assess what maintenance and repairs might need to be carried out.
Responding within 14 working days to a tenant that reports an issue and fixing the problem in a reasonable timeframe.
Keeping up to date with changes in the law and taking whatever action is required to make sure the property is always compliant.
With the Government keen to raise the minimum EPC rating for a legal let to ‘C’ by 2030, it’s well worth looking at what eco-improvements you can make now to get ahead of legislative changes and help keep your tenant’s energy costs down.
The lower the tenant’s energy bills, the more likely they are to pay your rent.
See our ‘Ultimate guide to having an eco friendly property’ for ideas and advice.
You should also try to make sure the tenant is present for periodic inspections, so you can have a chat and make sure they’re happy, as well as remind them about things like ventilation (to avoid condensation and mould) and keeping fire exits clear, if necessary.
Landlords canvassed by Uswitch said that dealing with repairs took up around a fifth of their spare time, on average. And it can be challenging to find tradespeople to carry out maintenance and repairs when you’re an individual landlord, whereas letting agents have a roster of contractors that tend to prioritise their jobs.
So it’s worth taking the time to find qualified, reliable local tradespeople that are used to working on buy-to-let properties and know the standards that need to be achieved.
Pay them quickly, treat them well – maybe give them a gift at Christmas - and leave positive reviews on trade and consumer websites so they get to know that you’re a good customer.
That way, they’re more likely to respond quickly when you need them.
Yes
No
Sometimes
Two other key things to bear in mind:
It’s always better to fix something properly first time around, so unless it’s a very easy repair that you know you can make yourself, call a qualified contractor that understands letting legislation.
For instance, if there’s a small patch of surface mould on the ceiling above the shower, you may be able to clean it off with mould removal spray. But if there’s more widespread mould or indications of damp, call a specialist to address the issue – don’t just clean it up and paint over it.
And be prepared to make yourself available to give tradespeople access to the property - there is no onus on the tenant to wait in for them.
For more on your repair responsibilities, see our separate guide.
Under the law, your tenant has the right to ‘quiet enjoyment of the property’ (as per Section D, clause 2.1 of the Government’s model tenancy agreement).
That means you can’t make unannounced visits and must give the tenant at least 24 hours’ written notice. If they don’t respond, you can’t simply let yourself in – you must have their permission to enter the property. Any visit you do arrange must be for a good reason, e.g. a periodic inspection or to give a contractor access, and at a reasonable time of day.
It’s also important to know that you can’t harass your tenant – either by visiting the property or contacting them repeatedly in any other way – even if they owe rent or have breached their tenancy agreement in some other way.
If the tenant feels you are bothering them more than you should, they may make a complaint about harassment, which could result in them getting an injunction against you, claiming compensation and even asking the local authority to prosecute you.
If you are having issues accessing the property and need to do so to keep the property compliant, for example to carry out a gas or electrical safety check, it’s worth speaking to the housing officer at the local authority for advice so they are aware you trying to be legally compliant landlord.
Read our article on how to gain access for a gas safety inspection for more guidance.
If you need legal advice regarding gaining possession of your property or a court injunction, contact our legal partner, Landlord Action.
You are responsible for making sure the property remains safe and secure for your tenants, with all services in good working order, so you need to be prepared to respond quickly if there’s an emergency – which there is bound to be at some point!
Even if you have trusted, qualified contractors you can call on for general maintenance and repairs, they may not be available at all times of the day and night to deal with emergencies.
So it’s well worth considering taking out home emergency cover, alongside your standard landlord insurance.
That guarantees 24/7 access to emergency assistance for you or your tenants in case something needs dealing with right away, such as burst pipes, storm damage that makes the property unsafe, an electrical supply failure, boiler breakdown - even your tenant losing their keys and needing to gain access.
Many emergency policies also cover overnight accommodation costs if the property is unsafe.
Make sure your tenant has a list of emergency contact numbers and knows what to do and who to call if something goes wrong – and it’s worth reminding them of these procedures ahead of winter, when home emergencies are more likely to occur.
See our dedicated article on protecting your property and tenants against emergencies over the winter months, which includes an emergency ‘action sheet’ for your tenants.
