Do you know the essential spring maintenance checks? - External
Uncover the crucial external maintenance checks you need to ensure your property is primed for the season's challenges
So, what are the key maintenance checks that you need to carry out in spring?
Tom Entwistle, a residential and commercial landlord since the 1970s and founder of LandlordZONE, the longest serving website for landlords in the UK, draws on his own experience to explain the external and internal spring maintenance checks you need to carry out.
If you’re renting out a flat, the freeholder or managing agent is responsible for the structure, the roof and the outside fixtures and fittings, so other than reporting defects, as a landlord you’re not responsible for these areas.
If your buy to let is a house, then it’s a good idea to clean out the gutters after winter and, while you’re at it, thoroughly inspect the roof.
This is particularly important if your property is near trees. The gutters will probably need an annual clean out - if your guttering becomes blocked after the autumn and winter seasons you run the risk of gutters overflowing and water running down walls or even causing water ingress into the house – neither of which are good for any property.
If this is a DIY job for you, make sure you have a good, safe pair of ladders and anchor them securely at the bottom and top, with sections clamped together when you use them.
While at the top of the ladder you can more easily inspect the roof for slipped tiles and ridge tiles, missing flashing and mortar. Later types of roof structures with dry roof systems can lose plastic fittings, which will need to be replaced. You will need a roofing contractor to do any roof repairs that are needed – do not attempt DIY roof repairs from ladders.
The next area to check is the downpipes and signs of leaks and water stains on the external walls.
When water leaks onto walls, either from the gutters or leaking downpipes, you will see tell tale stains, usually streaks which are green in colour. Better still though, visit your property in a heavy rainstorm and check for any leaks or overflows.
Given enough time, leaks like these will penetrate the walls and damage the fabric of the building. Even if the water doesn’t penetrate to the inside of the building, it will eventually penetrate and be running down the inside of the cavity, soaking any insulation material present and reducing its effectiveness.
Look for any signs of loose or missing mortar between bricks or stone, which may need repointing.
Make sure the damp proof course at the bottom of all the walls is exposed and no debris has built up to cover it, and that the air bricks (wall vents) are clear – bridging the damp proof course will eventually result in damp patches on inner walls, caused by rising damp and blocked air vents which can cause dry rot.
Make sure there are no holes or gaps where pests can enter the internals. Field mice and other vermin love to find an easy access point when looking to make a new home. If you spot any potential entry points make sure you block them with sealer or mortar.
If you have wooden windows, doors and soffits they will need repainting every few years, so check the state of the painting. Wood stains are much better than paint as they preserve the wood and are easier to maintain.
With UPVC windows, very little maintenance is needed as you don't need to worry about repainting or weatherproofing.
However, from time to time you may need to maintain the functioning components and keep them clean. With wood or UPVC windows and doors, check all the fixtures and fittings including glazing unit seals, drafts seals, locks and handles, trickle vents and child locks on upper floors. Rubber seals especially can become worn or cracked with age and the winter weather, potentially causing water leaks and draughts.
Check all the walls for signs of cracks or movement from the foundations up. It is also important to check for signs of subsidence, which will cause large cracks and movement.
Settlement, especially in older properties, is quite a minor problem comparatively and should not be a concern.
Subsidence cracks tend to extend diagonally and are visible both outside and inside the property and are often accompanied by door and window frames going out of square – these are more serious and may involve an insurance claim if movement is recent.
Our infographic on buying, selling and letting a property with a history of subsidence contains a handy five point checklist on what to do and what to avoid.
Subsidence can be caused by clay solids expanding and contracting through the seasons – hot, dry summers and cold, wet winters are usually to blame.
Also, tree roots, when they are positioned too close to the property, or leaking drains, will undermine the masonry.
Check all the waste pipes, drains, sewer pipes and grids for signs of blockages and leaks – slow flow rates and wet patches on the ground are signs of blockages and leaks.
Read our guide, ‘Subsidence: what is it, how do you spot it, and how do you know if you have it?’ for detailed guidance and more information about the process for subsidence insurance claims.
While basic upkeep of the garden is usually the tenants’ responsibility, bigger maintenance jobs rest with the landlord.
Hedges, trees and shrubs will need annual trimming, both to prevent damage to the property and maintain appearance – kerb appeal. Some climbers and shrubs grow very quickly from spring onwards, so it’s important to keep them under control.
Keeping large shrubs and trees under control has two benefits when it comes to landlord insurance. Firstly, since trees and shrubs send their roots out in search of moisture, keeping them to a neat and sensible size prevents them from sucking up larger amounts of extra moisture in warmer weather, which could reduce the risk of subsidence related issues as the soil is less likely to dry out.Secondly, keeping garden hedges, bushes and trees under control can deter potential intruders looking for a place to hide or getting close enough to the property to see if it’s worth breaking-in.
If you have specific maintenance expectations relating to the garden, it’s a good idea to include a clause in the tenancy agreement. As part of your checks you will need to make sure this is being done to an acceptable standard.
A good tenancy agreement garden maintenance clause will clearly lay out how any borders, lawn or paved areas should be looked after during the tenancy, define that the garden should be in the same condition at the end of the tenancy as it was at the start, allowing for seasonal changes, and make it clear that the tenant can’t alter the garden in any way without the landlord’s consent. Taking the time to make sure garden maintenance responsibilities are clear at the outset can save time and reduce the chances of a dispute in the future.
While there are green-fingered tenants out there, many struggle to keep on top of gardens and outdoor spaces, even when this forms part of their tenancy agreement.
It might be worth adding a small increase to the rent to have a regular gardening maintenance service come in to weed, mow lawns and keep pathways and patio slabs free from slippery moss.
They will also report back to you about any maintenance issues that need attending to such as broken fences, squeaky gates or rotting sheds.
Our ultimate guide to garden maintenance for landlords and tenants.
mydeposits case study on a garden maintenance dispute include lots of useful tips and advice for both landlords and tenants.
Winter rain, frost and snow will also take their toll on outbuildings such as the shed and garages, so these need to be checked for any signs of deterioration such as leaking roofs, walls and doors.
Door locks and hinges may need attention to make sure they work properly. Also, any tools you have provided, for example for garden maintenance, must be safe and in good condition.
Power tools you supplied should be checked to make sure they are safe, in working order and that you have provided operating and safety instructions.
The cold winter weather affects outdoor taps and pipes, so it’s a good idea to check them in spring to make sure there is no frost damage - turn them on to check for leaks, making sure they hold pressure, and assess the volume of water that is coming out.
Your outdoor taps are especially vulnerable to temperature changes.
Read our guide to reduce the risk of burst pipes in your rental property.
Make sure your rubbish bins are stored correctly, and preferably out of sight, in a bin store.
When it arrives, the warm summer weather will attract vermin if you don’t have a proper system for storing and removing rubbish.
Plus bins not stored properly are unsightly.
Make sure you advise your tenants how best to manage this, keeping bins closed and sealed at all times.
For your tenants’ peace of mind and safety, you will want to make sure that there are no obvious weak points where the property could be vulnerable to break-ins.
Burglaries and attempted break-ins are a big headache for landlords and tenants, with opportunistic thieves always looking for ways to steal property and exploit carelessness and weakened defences.
Our ultimate guide to securing your property contains lots of useful guidance to help you reduce your risks.
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