Landlord responsibilities – a guide to property maintenance and repair

As a landlord, you have a legal duty to keep your property safe, habitable, and well maintained. These responsibilities cover everything from structural repairs to gas safety checks – and getting them wrong can result in fines, legal action, or even a criminal record.

The rules have also changed significantly. The long awaited Renters’ Rights Act begins on 6 May 2026, bringing some of the biggest changes to the private rented sector in decades.

Here’s everything you need to know about property maintenance and repair in 2026.

At a glance: landlord vs tenant responsibilities

It’s worth being clear on what you’re responsible for and what falls to your tenant.

Landlord’s responsibilities	Tenant’s responsibilities
Structural repairs (roof, walls, floors)	Minor repairs and maintenance (like changing light bulbs)
Plumbing and drainage	Keeping the property clean and tidy
Gas and electrical installations	Telling you about repairs quickly
Heating and hot water	Not causing damage (beyond normal wear and tear)
Common areas in multi-unit properties

If a tenant causes damage, you may be able to make a deduction from their deposit – but you’ll need evidence, and you must follow the rules of the tenancy deposit protection scheme.

What are a landlord’s maintenance responsibilities?

Your core maintenance responsibilities are set out in the Landlord and Tenant Act 1985. Under Section 11, you must keep the following in good repair:

• the structure and exterior of the property (walls, roof, foundations, drains, gutters, and external pipes)
• installations for supplying water, gas, and electricity
• heating and hot water systems
• sanitation (basins, sinks, baths, and drainage)
• the shared or common areas of a property

These obligations apply to most residential tenancies. You can’t contract out of them – even if a tenancy agreement says otherwise, the legal duty remains with you.

Gas safety

You must arrange an annual gas safety check carried out by a Gas Safe registered engineer. This applies to all gas appliances, fittings, and flues you provide.

After each check, you’ll receive a Gas Safety Record (sometimes called a CP12 certificate). You must:

• give a copy to existing tenants within 28 days of the check
• give a copy to new tenants before they move in
• keep records for at least two years

Failing to comply is a criminal offence under the Gas Safety (Installation and Use) Regulations 1998.

Electrical safety

Since 1 April 2021, all landlords in England must have a valid Electrical Installation Condition Report (EICR). This must be carried out by a qualified electrician at least every five years.

You must provide a copy of the EICR to:

• new tenants before they move in
• existing tenants within 28 days of the inspection
• your local authority within seven days if requested

If the report identifies urgent remedial work, you must complete it within 28 days (or sooner if specified). Keep a copy of the report and any completion certificates.

Energy Performance Certificates (EPCs)

Your rental property must have an EPC rating of at least Band E. Renting out a property with an F or G rating is illegal, unless you have a valid exemption registered on the PRS Exemptions Register.

Fire safety

Your fire safety responsibilities depend on the type of property you let.

For all rented properties in England, you must:

• install at least one smoke alarm on every storey used as living accommodation
• install a carbon monoxide alarm in any room with a fixed combustion appliance (such as a gas boiler or wood-burning stove)
• repair or replace alarms once a tenant reports they’re faulty

For houses in multiple occupation (HMOs), additional fire safety requirements apply, including fire doors, fire extinguishers, and emergency lighting. Check with your local authority for specific requirements.

Damp, mould, and Awaab’s Law

Dealing with damp and mould is one of the most common – and most serious – maintenance issues landlords face. You’re legally required to address it promptly.

The Homes (Fitness for Human Habitation) Act 2018 requires you to make sure your property is fit to live in at the start of the tenancy and throughout. Serious damp and mould can make a property unfit for habitation.

Awaab’s Law – named after two-year-old Awaab Ishak, who died in 2020 due to prolonged exposure to mould in a social housing property – was originally introduced for social housing. Under the Renters’ Rights Act, it’s being extended to the private rented sector.

This means private landlords will be required to investigate and fix reported hazards (including damp and mould) within set timeframes. The specific timescales for the private rented sector will be set out in secondary legislation, so watch for updates.

Renters’ Rights Act 2025: Decent Homes Standard

For the first time, the Decent Homes Standard – previously only applicable to social housing – will apply to private rented properties. Your property must:

• be free from serious hazards (assessed under the Housing Health and Safety Rating System, or HHSRS)
• be in a reasonable state of repair
• have reasonably modern facilities
• have effective insulation and heating

Maintaining the structure and exterior of a property

Keep your property safe, comfortable, and compliant with these straightforward maintenance checks. While not always legally required, keeping on top of these can help you avoid costly repairs down the line.

Roofing

• inspect seasonally – check your roof in spring and autumn to catch minor issues before they grow
• clear debris – remove moss, algae, and gutter blockages to prevent rot and freezing damage
• fix damage – repair broken tiles, slates, and gaps around chimneys

External walls

• spot check for leaks – look for cracks, damaged rendering, and damp stains
• clear drains – keep external drains clean to avoid flooding
• monitor for subsidence – watch for deep cracks that indicate the ground beneath the property is sinking

Windows and doors

• maintain security – make sure all external doors and windows close and lock securely to keep your tenants safe
• weatherproof – keep fixtures damp-proof, draught-proof, and free of mould
• repair wear and tear – replace broken panes and damaged elements caused by normal use

Pipes and plumbing

• check for leaks – look for damp patches or puddles under sinks, baths, and toilets
• prevent freezing – monitor pipes during cold snaps to stop them from bursting under pressure

Heating and hot water

• meet legal standards – make sure living rooms can reach 21 degrees (18 degrees for bedrooms) and tenants have constant access to hot water. Treat any loss of heating or hot water as a 24-hour emergency
• service annually – service your boiler every year and bleed the radiators
• guide your tenants – ask tenants to monitor boiler pressure, test the heating in summer, and keep the property heated during winter to prevent frozen pipes

Garden maintenance

• landlord responsibilities – maintain areas of the garden that would be unreasonable to expect a tenant to handle, or might need the help of a professional, such as maintaining trees and large shrubs, or making sure climbing plants don’t grow too large – plus keep an eye out for Japanese Knotweed
• tenant responsibilities – basic upkeep such as mowing the lawn, removing rubbish and keeping the garden tidy, removing weeds, and keeping smaller shrubs in check

Access to your rental property

You can’t enter your rental property whenever you like. You must give your tenant at least 24 hours’ written notice before visiting – except in a genuine emergency.

This is a legal requirement under common law and forms part of your tenant’s right to ‘quiet enjoyment’ of the property. Entering without notice could be considered harassment.

Property maintenance: redecorating and cleaning

Now we’ve covered the basics of property maintenance, there are a few other ways you’ll need to take care of your property to protect your investment and keep tenants happy. 

Redecorating your rental property 

There’s no fixed time scale or legal requirement for how often you need to redecorate your rental property. It’s a good idea to redecorate between tenancies where relevant, but here are some example timeframes for potential redecorating opportunities:

• painting walls and ceilings – it’s a good idea to give your property a lick of paint between tenancies, or every five years
• replace carpets – depending on the amount of use and the quality of the carpets in your property, you could have to replace them every three years, or only every 10. Students and families are likely to get more visitors and create more wear and tear
• replace the kitchen – most kitchens in rental properties will last around 20 years before needing a full refurbishment. Though you may need to urgently replace broken white goods during a tenancy, such as the oven or the microwave

End of tenancy cleaning

End of tenancy cleans aren’t a legal requirement for either tenants or landlords in the UK. Under the Tenant Fees Act 2019, landlords can’t force tenants to pay for professional cleaners – but they are expected to return properties to the same level of cleanliness as it was at the start of the tenancy.

However, landlords can often use the opportunity between tenancies to either do the cleaning themselves or hire a cleaning service.

Landlord maintenance FAQs

How often should I inspect my rental property?

While your tenant needs to let you know if there are any issues with your property, regular inspections can help you nip potential problems in the bud. It’s a good idea to do an inspection every three to six months. See our full inspection checklist here. 

To do this, you’ll need to request access from the tenants with at least 24 hours’ notice. If a representative, such as a letting agent or gas engineer, is carrying out an inspection or assessment for you, the tenant will need to be told in writing. 

The visit also must be within reasonable hours. Check out our tenant’s rights guide for more information. 

Are property maintenance fees tax deductible?

Yes, maintenance and upkeep costs can be claimed as allowable expenses associated with running a business. 

Improving a property, for example, by adding an extension, can’t be claimed as an allowable expense, as it counts as a capital expense that will boost its value. You may be able to claim this against capital gains tax, though.