What Does Property Maintenance Include?

What are your property maintenance obligations?

As a landlord, you have a duty to maintain your property to a standard that is safe, secure and fit for occupation. Your property management obligations cover a range of systems, installations and building maintenance tasks. Below is an overview of key routine maintenance areas you must address:

Electricity and gas

A Gas Safe-registered engineer must carry out an annual gas safety check on all gas appliances, pipework and flues, and you must provide tenants with a copy of the safety certificate. In addition, a Part P-registered electrician is required to inspect the fixed electrical installation at least once every five years to ensure it remains safe and compliant.

Fire risk assessment

While not legally required in all cases, it is recommended that you engage a qualified fire safety professional to complete a fire risk assessment of the property. Fire alarm systems should be tested at the start of each tenancy to confirm they are working correctly. You should also keep clear records of the dates when smoke alarms, heat detectors and carbon monoxide alarms were tested or replaced, as this helps demonstrate that appropriate measures have been taken to protect occupants and manage fire safety effectively

Plumbing maintenance and water systems

You are responsible for maintaining pipework, water tanks, drainage and sanitation to prevent leaks, water damage or contamination. A legionella assessment should be conducted at least every two years, or sooner if the property has been unoccupied or the water systems are not frequently used, to assess the risk of harmful bacteria developing in stagnant water. This helps protect tenants’ health and ensures that all plumbing installations remain safe and functional.

Pest control

You must address infestations where they arise from the building’s condition or where pests affect the health and safety of occupants. This includes situations where issues such as defective brickwork, broken vents, gaps around pipework, or poor waste management create conditions that allow pests to enter or thrive.

Common examples include infestations of rodents, insects or birds that cause damage or present health risks. Prompt action to treat the problem and repair any underlying defects is necessary. In most cases, tenants are expected to maintain reasonable standards of cleanliness to avoid attracting pests, but landlords remain responsible for dealing with infestations linked to the property’s structure or condition.

Roofs and gutters

Roofs, chimneys and guttering should be kept in good repair to prevent leaks and damp penetration. You are responsible for ensuring that tiles, slates or other roofing materials are secure and watertight, and that any damage is repaired promptly.

Gutters and downpipes must be cleared of debris to allow water to drain away effectively and avoid blockages that could lead to overflowing or water ingress. Regular inspections can help identify loose fittings, cracked render or other defects that may compromise the property’s weather resistance. Maintaining these elements reduces the risk of damage to ceilings, walls and the overall structure.

Windows

You must maintain windows so they remain secure, weatherproof and functional. This includes repairing or replacing broken glass panes, defective seals, damaged frames and faulty mechanisms that prevent proper opening or closing.

Locks and window fastenings must be kept in good working order to provide security for tenants and comply with insurance requirements. You should also ensure that windows open adequately for ventilation, especially in kitchens and bathrooms where condensation and damp can occur. Addressing any deterioration in frames or sills helps to prevent draughts, leaks and heat loss, supporting a safe and comfortable living environment.

Tree and bush pruning

Landlords' duties include exterior maintenance, such as managing trees, bushes and other vegetation that could damage the structure or pose a hazard should be trimmed and maintained. Overgrown branches can obstruct pathways, damage roofs, gutters or walls, and interfere with power lines or neighbouring properties.

You are responsible for ensuring that plants do not cause structural problems, such as root damage to foundations, drains or boundary walls. Regular pruning reduces the risk of falling branches in high winds and helps maintain clear access to entrances and emergency exits. Keeping outdoor areas well managed also supports the overall appearance and safety of the property.

Heating and cooling systems

Landlords are responsible for maintaining heating and cooling systems, including boilers and HVAC units, in a safe and functional condition. Boilers must receive annual servicing by a qualified engineer to meet legal requirements and maintain efficiency. If a boiler fails, you have a duty to carry out emergency maintenance within a reasonable time frame - usually within 24 hours during the winter months, when the absence of heating can create health risks. Likewise, any issues with air conditioning or other cooling systems should be resolved promptly to uphold tenant comfort and fulfil contractual obligations.

Meeting these obligations supports compliance with legal standards, protects tenants’ health and safety, and helps prevent disputes about the property condition.

What maintenance tasks are the tenants’ responsibilities?

Tenants also have responsibilities to keep the property in good order and prevent avoidable damage. While landlords remain responsible for the structure and key installations, tenants are generally expected to carry out routine upkeep. Typical tenant maintenance tasks include:

Replacing light bulbs and batteries in smoke or carbon monoxide detectors where accessible and safe to do so.
Regularly cleaning the property, including kitchens, bathrooms and shared spaces, to maintain hygiene and prevent damage.
Disposing of household rubbish appropriately to avoid attracting pests or causing blockages.
Ventilating the property by opening windows where possible to reduce condensation and dampness.
Keeping any garden, patio or outdoor area tidy and free from excessive growth or waste.
Repairing or paying for any damage caused by themselves, their household members or guests.
Promptly reporting emergency repairs or hazards to the landlord or managing agent to help prevent deterioration.

Clear communication between landlords and tenants can assist in setting expectations about maintenance responsibilities and help avoid misunderstandings. These responsibilities should be clearly set out in the tenancy agreement, so both parties understand which tasks fall to the tenant and which remain the landlord’s obligation. A well-drafted agreement can provide clarity if disputes arise and support both sides in fulfilling their duties throughout the tenancy.

Who is responsible for maintenance expenses?

If you have undertaken routine property maintenance checks and identified the need for repairs to something that falls under your responsibility as the landlord, you will be liable for covering the costs. This includes repairs to the structure, exterior, installations for utilities, sanitation and other areas required by law to be kept in good repair.

However, if the repairs are needed because of the tenant’s misuse, neglect or damage caused deliberately or accidentally by them, their household members or guests, the tenant will generally be responsible for the charges. Similarly, if the issue relates to an area of upkeep that falls within the tenant’s remit – for example, replacing light bulbs, cleaning, or maintaining garden areas – they would usually be expected to address it at their own expense.

Clear records of inspections, photographs and written communications can help establish responsibility for maintenance costs and avoid disputes.

How often should you inspect your property?

There is no set rule on how frequently inspections must take place, but many property owners choose to carry out regular checks at intervals of 3, 6 or 12 months. However, you must always provide at least 24 hours’ advance notice to the tenant before entering the property. This approach respects the tenant’s right to quiet enjoyment of their home while enabling you to identify any issues early and undertake reactive maintenance where needed.

How can a property maintenance schedule help?

A property maintenance schedule can help property owners manage their responsibilities more effectively by setting out clear timescales for routine tasks. It typically includes planned inspections, cleaning, repairs, and inventory checks to keep the building in good order and maintain your property's market value. Regular inspections and preventive maintenance reduce the likelihood of unexpected problems developing and support compliance with legal obligations.

By organising regular property maintenance activities in advance, landlords can engage qualified maintenance technicians as required, control maintenance costs more efficiently, and address issues before they escalate. This helps maintain a safe, well-presented property that meets acceptable standards for tenants.

How AST Assistance can help with your property maintenance obligations

Understanding what kind of property maintenance falls under your responsibility as a landlord can be complex. Failing to meet these obligations can lead to formal complaints, enforcement action by the local authority, or claims for damages, all of which can be costly and time-consuming. It is advisable to seek clear, reliable guidance to help you comply with your duties and protect your interests.

AST Assistance can advise you on the full range of legal requirements relating to property maintenance and safety standards. We can help you understand what is expected when carrying out repairs, arranging inspections, managing health and safety risks, and maintaining essential services such as gas, electricity and water. If you need help preparing a maintenance schedule, dealing with disputes about disrepair, or clarifying the division of responsibilities between you and your tenants, we can provide clear, practical advice tailored to your circumstances.

Alongside property maintenance, our team also offers comprehensive support with other aspects of tenancy management, including evictions, tenancy agreements, deposit protection and resolving landlord-tenant disputes.

To speak with an adviser, call us on 01706 619 954, email info@ast-assistance.com, or complete our contact form. We will respond promptly at a time that is convenient for you.

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