You turn up at your rental property after the tenants have moved out, expecting a quick inspection and a handover. Instead, you’re met with a leaking ceiling, chipped skirting boards, and a door that looks like it lost a fight.
If you’re a landlord, this sort of thing comes with the territory. What matters, of course, is how you deal with it.
You’re in luck, because this guide will walk you through everything you need to know about avoiding property damage while also keeping your tenants happy.
Let’s begin!
Deal with Damage Quickly
When you find damage, the last thing you want to do is to panic or start pointing fingers. Take a deep breath and get to work.
Start with a proper walk-through of the property. Snap clear photos of anything that’s gone wrong, whether that’s cracked tiles, water stains, or damaged fittings. It provides a record in case of any disagreement later.
Safety comes first. If there’s a leak, dodgy wiring, or a broken lock, deal with it as soon as possible. Jobs like these are best handled by a professional handyman who knows what they’re doing and can get things sorted quickly.
Don’t forget your tenants. If they’ve reported the issue, thank them. In case they haven’t, let them know what you’re doing to rectify the situation. Being responsive and open goes a long way.
Who’s Responsible for What
Not all damage is equal. Some is just wear and tear, while other bits might be down to careless use. Figuring this out is key.
Start by checking the tenancy agreement. That’s your go-to document for who handles what, whether it’s fixing a garden fence or dealing with broken fittings. If it’s vague or missing details, it’s worth updating before the next tenancy starts.
Then, look at what happened. A scratched floor from moving furniture can be an accident. A hole in the wall from roughhousing? That’s another story. In any case, try to stay objective, as it helps keep things fair.
Knowing your legal responsibilities is also important. UK landlord and tenant laws can be tricky, so if you’re unsure, a quick chat with a legal expert could save you a lot of hassle down the road.
Keep a record of everything, including inspection notes, messages, and photos. You will thank yourself if you ever need to back up your claims.
Talk Early and Often
Good communication is half the battle. Whether it’s a minor repair or a larger job, being clear and consistent with tenants helps keep things running smoothly.
Let them know it’s okay to flag small issues early. A slow-draining sink or a dodgy extractor fan might seem minor, but can turn into bigger problems if ignored.
Make it easy for them to get in touch with you. Whether it’s email, text, or a property management app, choose something straightforward and stick with it. That way, there’s a clear record if anything goes wrong.
When you do talk about problems, keep things polite and professional. No need for finger-pointing—just a focus on getting things sorted.
When to Call a Professional
Let’s be honest, not everything is a DIY job. A good end of tenancy cleaning service can take care of a long list of tasks in one visit, saving you time, money, and hassle.
Think about things like:
- Fixing leaks and dripping taps.
- Replacing damaged flooring or tiles.
- Repainting walls and patching holes.
- Repairing doors or broken locks.
- Clearing out gutters or sealing draughty windows.
Always get a few quotes before hiring someone. Look for insurance, trade certifications, and solid reviews. Ask other landlords for recommendations, too. Word of mouth goes a long way.
If you’re confident, basic fixes like replacing a washer or tightening a loose hinge can be done yourself. However, for anything involving safety or major property damage, it’s worth getting a pro involved.
Keep an Eye on the Budget
Repairs can add up quickly, especially if they catch you off guard. That’s why it’s smart to build a repair fund. A good rule of thumb is to set aside around 10% of your annual rental income for maintenance.
For non-urgent fixes, shop around for materials. Local builders’ merchants or second-hand suppliers often have decent options at a lower price.
If you stick with the same reliable specialist, you may be able to get better rates and quicker service. Building that relationship pays off.
Get Ahead of Problems
You can’t prevent every issue, but a bit of forward planning can make a big difference.
Run Regular Property Checks
Plan inspections every six months, or more often if needed. Just remember to give proper notice. It’s also important to use a checklist so you don’t miss anything, such as damp patches, loose tiles, cracked paint, or signs of pests.
Keep a written report and photos for your records. It gives you a clear timeline of how the property’s holding up.
Stay on Top of Seasonal Jobs
A few small tasks can save a lot of hassle down the line.
Clearing gutters before winter, checking radiators and boilers, resealing around baths and showers, and touching up external paintwork might seem minor. Taking care of them early, however, helps prevent bigger problems later.
Staying on top of these quick fixes helps keep your property in better condition and can save you money on costly repairs in the future.
Help Tenants Help You
Provide tenants with a brief welcome pack upon moving in. It doesn’t need to be fancy. Include useful information, such as how to report repairs, rubbish collection days, and tips for avoiding common issues, like not flushing wipes.
Make what’s expected quite clear, encouraging them to keep outdoor spaces tidy and report any damage early. Most tenants want to look after their home, but they just need a bit of guidance.
Know Your Legal and Insurance Basics
Having the right cover and knowing your obligations helps you avoid costly surprises.
Check your insurance policy closely. Does it cover accidental damage? What about alternative accommodation if the property becomes uninhabitable? If you’re unsure, consult your insurer or broker for guidance.
Regarding legal responsibilities, ensure you’re up to date with UK housing regulations, such as the Landlord and Tenant Act 1985 or the HHSRS standards. These outline your responsibilities for tasks such as repairs, heating, and ventilation.
Conclusion
Being a landlord isn’t just about fixing what breaks. It’s also about trying to outsmart the chaos before it starts. The more you plan and are prepared, the less likely you are to panic and worry unnecessarily.
So instead of bracing for the next emergency call, why not set things up so those calls barely happen? A few smart habits now can save you a whole lot of “Oh, no” later. Think of it as your future self sending you a thank-you card.
Do these things, and you’ll attain peace of mind knowing your property has the best protection, whatever happens.