Keep Up or Pay Up: Why Rental Property Repairs Matter

A recent case illustrates the costly consequences of neglect: a landlord who left tenants in poor and hazardous conditions in an unlicensed HMO was ordered to repay £35,813 via a Rent Repayment Order. The landlord told tenants that they had to pay for their own rental property repairs, stating, “This high maintenance cannot go on. This is not a serviced apartment.”

The tribunal found the failings to be serious, and the penalty was significant. It is a stark reminder that delaying repairs and skipping licensing can end in enforcement and substantial losses.

The legal baseline landlords must meet

These are the relevant legal requirements in England:

• Section 11, Landlord and Tenant Act 1985: you must keep the structure and exterior in repair and maintain installations for water, gas, electricity, heating and sanitation. This duty can’t be contracted out.

• Homes (Fitness for Human Habitation) Act 2018: the property must be fit at the start and remain fit throughout the tenancy; tenants can take action if conditions are unsafe or unhealthy. 

• HHSRS enforcement: councils can inspect hazards and use notices, civil penalties (up to £30,000 per offence), or prosecute. Rent Repayment Orders (RROs) let tenants or councils reclaim rent where certain offences are proven.

In short, a robust approach to maintenance and rental property repairs protects tenants and your investment.

Best practice: a simple, proactive maintenance system

1) Build a Planned Preventative Maintenance (PPM) calendar

Create a 12-month schedule and stick to it. Include: annual gas safety checks, five-yearly Electrical Installation Condition Report (EICRs) – or sooner if required, boiler servicing, gutter clears, extractor and ventilation checks, roof and joinery inspections and re-sealing wet areas. A predictable PPM programme reduces emergencies and avoids compounding damage. It also demonstrates diligence if the council ever asks.  

2) Set clear repair priorities and response times

Agree internal service levels for different types of rental property repairs so nothing gets forgotten:

• Emergency (life/safety/total loss of heat/water): attend within 24 hours

• Urgent (risk of deterioration or significant inconvenience): within 7 days

• Routine (minor items/cosmetics): within 28 days

Tie each job to a priority in your system and communicate expected timeframes to tenants. These are good-practice targets, not legal limits, but they keep tenants informed and show your dedication to good maintenance.

3) Make reporting repairs easy (and evidence-rich)

Provide a single channel for tenants (portal or dedicated email) with photo and video uploads and automatic acknowledgements. Logging issues with dates, images and updates helps you work out what is wrong faster and creates a defensible paper trail for any dispute or inspection.

4) Use competent, accountable contractors

Pre-vet a small panel with the right qualifications (Gas Safe, NICEIC, etc.), insurance and experience. Require before/after photos, clear diagnoses and itemised invoices. Score contractors on first-time fix rates, speed and tenant feedback.

Choose an expert property management company like Executive Property Management Solutions to ensure a rapid and professional approach that will keep tenants happy and keep your property in good condition.

5) Don’t let damp and ventilation slide

Kitchens and bathrooms need working extractors, the seals and grout should be intact, and gutters and downpipes must be clear. Deal with leaks immediately, treat mould properly (not just over-painting) and fix sources of moisture. Persistent damp/mould can be a fitness and HHSRS issue, triggering legal issues for your business.

6) Inspect

Carry out mid-term inspections (with proper notice) focused on risk: alarms, ventilation, signs of leaks, condition of seals and high-wear areas. Use a standard checklist and take time-stamped photos. Agree actions with tenants in writing and revisit to confirm completion on higher-risk defects.

7) Communicate expectations early

At check-in, give a short “How to look after your home” guide: where the stopcock is, how to bleed radiators, how to report repairs, cleaning extractor filters and what counts as an emergency. Clear guidance reduces avoidable damage and prevents minor issues from becoming major.

8) Document everything

Keep a maintenance log with: the report date/time, description, triage priority, contractor attendance, fix details and close date. Store certificates (gas, EICR), warranties and servicing records together. Good records shorten disputes, smooth insurance claims and show compliance if a council officer knocks.

Better rental property repairs

Well-maintained homes retain tenants longer, cut voids, and protect value at refinance or sale. They also minimise enforcement risk. As the £35,000 case shows, ignoring repairs and licensing can end in penalties, reputational damage and months of management headache. Outsource your property management, which includes rental property repairs, to us, and we will help keep your tenants happy and properties in great condition. Call 0208 5757630.