Property maintenance

5 min read

This guide explains who is responsible for common property maintenance issues, including:

• Damp & Mould
• Ventilation
• Heat and insulation
• Repairs and building work
• Refuse and cleanliness
• Preventing rat infestations
• Damage and repairs

Below we have covered some common questions and detailed suggestions on next steps.

Damp & mould

Damp and mould can be distressing for landlords and tenants.

“My tenant says the house is mouldy and is affecting their health. What can I do?”

There are simple steps a tenant can take to alleviate mould. Do not ignore reports of damp and mould and arrange a visit to the property to investigate the issue further, as it may be a sign of a more serious problem.

In terms of damp and mould, landlords are responsible for fixing possible causes (leaking pipes, broken heating systems etc) and redecorating affected areas, with all repairs being carried out in a reasonable time.

Improving the energy performance rating and efficiency of your property, focusing on heating, ventilation and insulation, will also help reduce problems occurring.

Ventilation

Consider the following upgrades to your property:

• Double glazed windows with trickle vents
• Cooker hood that vents to the outside
• Condensing tumble dryer if your tenant cannot air dry
• Ventilation in the back of cupboards and wardrobes
• Chimneys cleared regularly and fitted with an air brick

Heating and insulation

The following may help protect your property:

• Carry out regular, agreed visits
• Insulate loft and draught proof loft hatches – households on qualifying benefits can apply for free loft and cavity wall insulation via their energy supplier
• Building Control approved cavity wall insulation
• Dry line walls with thermal insulation
• Secondary or double-glazed windows
• Economic fixed with thermostat and timing controls
• Avoid draught proofing rooms with cooking facilities or fossil fuel burning heaters – consult a Gas Safe registered engineer for advice

Repairs and building work

“I need to carry out repair and building work, and my tenant will not be able to use part of the property. They are refusing to pay their rent whilst this is ongoing. Is there anything I can do?”

Unless detailed in the tenancy agreement, private landlords do not need to provide alternative accommodation during repair or building work, even if parts of the property are unusable.

If the tenant cannot remain and you do not have alternative accommodation contact the council’s Homelessness Prevention Team via housing.advice@reading.gov.uk. If your tenant chooses to remain in the property, they do not have a right to stop paying rent. If an informal agreement cannot be reach seek help through a mediation service. Tenants can apply to the courts for compensation for the following:

• Failure to carry out repairs within a reasonable time.
• Damage to their belongings.
• Financial loss (for example higher bills when using freestanding heaters if the boiler is broken).
• Disruption to daily life.
• Not having full use of the home.
• Time spent waiting for builders or inspections.

Refuse and cleanliness

“My tenant is not keeping the property clean. They are also leaving rubbish in the garden causing a nasty odour, and I am concerned it’s going to attract rats. What can I do?”

• Talk to your tenant in the first instance.
• Agree what should be cleaned and by when.
• Provide a cleaning schedule for tenants in a shared house and display waste collection dates in the communal areas.

If you have concerns that your tenant is not managing contact Adult Social Care Services for advice and support. You can also direct your tenants to  Launchpad’s work and life skills centre which helps tenants with home management skills.

Preventing rat infestations

Who is responsible for pest control costs?

Landlords pay for pest control if the tenancy agreement states it is their responsibility or the problem existed before the tenant moved in.  If the home has become infested, contact a pest control contractor.

Preventative measures to reduce risk include:

• Keep inside and out areas clean
• Do not leave rubbish bags out overnight.
• Maintain the garden and compost in pest-proof containers.
• Provide secure bins for the size of the household
• Do not leave out food to attract wildlife.
• Remove bulky waste using Reading’s collection service or visit the recycling centre
• Arrange regular inspections.

Damage and repairs

“My tenant says they are not responsible for damage. What can I do?”

Tenants are not responsible for normal wear and tear but they are responsible for any damage they cause, including any furniture and fittings you have provided. If your tenant leaves the property without fixing any damage you may make a claim against their deposit. You will need clear supporting evidence, such as an inventory or photos.

If the damage is caused by a crime (such as a burglary), the landlord is responsible for repairs, but not for replace any of the tenants’ personal belongings.

In general, a landlord is responsible for:

• Property structure and exterior
• Sinks, baths and other sanitary fittings including pipes and drains
• Heating and hot water
• Gas pipes, flues and ventilation
• White goods included in the tenancy
• Electrical wiring
• Damage caused whilst attempting repairs
• Repairs in common areas

It is a landlord’s responsibility to ensure a property is safe to live in, otherwise legal action may be taken. You can avoid disputes by scheduling regular visits to check for problems (give at least 24 hours’ written notice).

Landlords of houses of multiple occupation (HMOs) have extra responsibilities in regard to repairs and maintenance. For more information visit The Management of Houses in Multiple Occupation (England) Regulations 2006.

Specific landlord insurance can help provide cover for:

• Loss of rent
• Accidental/malicious damage, or theft
• Contents you provide
• Injuries to tenants or visitors
• Damage caused by drug cultivation
• Legal costs involving disputes with tenants
• Eviction of squatters

You may want to include a clause in the tenancy agreement that tenants must get their own Renters Contents Insurance.