Autumn property pitfalls: 8 landlord tips to avoid winter woes

With autumn approaching, both landlords and tenants should prepare for the seasonal changes that can affect properties across the UK. As rainfall increases and temperatures drop, outdoor spaces become harder to manage. These transitions often reveal hidden vulnerabilities in rental properties, which if let unattended can spiral into costly, time-consuming problems and create tenancy issues.

Fortunately, with a proactive mindset and clear landlord-tenant co-operation, many of the most common pitfalls can be avoided. NRLA deposit protection partner, mydeposits, has produced this guide which outlines eight tasks landlords need to deal with in autumn to avoid the winter blues. It contains practical advice for real-life scenarios, expert insights from Suzy Hershman, Resolution Department Lead at mydeposits, and links to key case studies and regulations to help landlords and tenants maintain a harmonious tenancy through the change of season.

Scenario: With your property now empty at the end of the tenancy you notice that there is damp and mould on a bedroom wall, which was not noticeable during your regular inspections because there was a wardrobe in front of it. An outside inspection reveals that a blocked gutter was the cause, with overflowing water penetrating the wall.

Clearing gutters and blocked drains are a landlord’s responsibility, unless the tenant has been negligent and caused the problem. But the tenant also has a duty of care to report any issues as soon as they become aware of them. In this case it could have been that the tenant had heard or seen the overflowing water or maybe even the damp patches on the walls. 

What to do:

• For accessible areas, clarify whether tenants are expected to remove leaf litter etc. and put this in writing in the tenancy agreement, making it clear what they are reasonably responsible for
• Advise tenants that it is their responsibility to keep external drains clear of leaves, debris or any plant growth that could cause water to pool around the foundations of the property
• Remind tenants to report any signs of cascading water or blocked or overflowing gutters
• Carry out a visual inspection of all gutters and drains before and during autumn, and make sure downpipes are not obstructed and that water flows freely by flushing with a hose
• General regular maintenance on all areas too high to be reasonable for the tenant to look after is good practice

Top tip: Provide tenants with seasonal guidance on what to watch for externally and advice on what they should do to keep the property in a good condition.

Suzy Hershman, Resolution Department Lead at mydeposits, says: “Carrying out regular autumn gutter and drain checks is far more than just outdoor tidying – it prevents costly water damage before it starts and protects vulnerable brickwork and foundations. It should be clear how and when a tenant may be responsible for a blocked drain but under Landlord and Tenant Act 1985, the landlord is responsible for clearing gutters. When tenants understand they’re expected to clear debris from accessible areas and landlords manage the rest, we rarely see deductions and damage.”

Scenario: In mid-November, the tenant returns from work to a freezing home to find the boiler is broken. On investigation, the pilot light is found to be clogged, and limescale has built up inside the heat exchanger. It also appears that the boiler was last serviced more than two years earlier. The landlord tries to arrange a heating engineer, but local services are fully booked for weeks. Tensions rise and the tenant begins withholding rent, alleging unsafe living conditions. A deposit discussion is almost certain.

Landlords are legally required to have an annual gas safety check carried out by a registered Gas Safe Engineer. A boiler service, on the other hand, is a more comprehensive check and maintenance procedure which focuses on making sure the boiler operates efficiently and safely.

As part of the proposed Decent Homes reforms, the Government may soon enforce higher thermal efficiency standards, including a minimum energy efficiency standard, potentially requiring all rental properties to reach EPC C or equivalent by 2030, More on EPCs here. See also mydeposits article for the NRLA about increasing energy efficiency to reduce disputes and Total Landlord’s guide to preparing your boiler for winter.

What to do:

• Schedule an annual service in for a gas safety check by a Gas Safe engineer each year – late summer or early autumn
• Bleed radiators and test thermostats and timers
• Check pipe insulation, especially in unheated areas such as attics or garages
• Inform tenants how to safely report heating faults, especially out of hours
• Keep service records to demonstrate due diligence

Top tip:  Have your service done at the same time as the annual safety check. This will probably cost less than having them done separately. A service can avoid seasonal emergencies and protect the tenant but it also extends the boiler’s lifespan and improves energy efficiency. Ask the engineer to add your check/service to their diary.

Suzy Hershman says: “A well-maintained heating system keeps the property warm, prevents urgent winter call-outs, and shows tenants that the landlord is proactive. This builds trust and dramatically reduces any issues. In our experience, many heating related complaints arise when tenants feel ignored or they have not been provided with an out of hours contact number, and not necessarily because of the fault itself.”

Scenario: After a wet October, the tenant notices a musty smell in the bedroom. Condensation forms every morning on the windows and mould spots begin to appear in the corners of the ceiling. The tenant blames poor insulation while the landlord points to the tenant not ventilating the property well enough, not using the extractor fans and drying washing indoors. An argument develops about who is responsible, and the tenant begins a formal complaint with the council. If unresolved, this could escalate to a deposit issue or even local authority enforcement.

Damp and mould can be a huge problem for landlords to resolve once it takes hold. It is essential that tenants know how to avoid it developing and what signs to look out for.

The incoming Awaab’s Law mandates urgent responses to serious mould or damp by social landlords as part of the Social Housing (Regulation) Act 2023. There are calls to extend this to the private rented sector too, but under reforms to The Decent Homes Standard and the existing regulations like the Housing Health and Safety Rating System (HHSRS) there is already a requirement for all landlords to provide a healthy environment for tenants to live in.

What to do:

• Schedule in and carry out a mid-autumn inspection of the property, especially in rooms more prone to poor ventilation such as bathrooms and kitchens
• Advise tenants to use all extractor fans and avoid drying clothes on radiators. If drying indoors ask them to ventilate by opening windows in that room
• Remind the tenant to also keep bathroom and kitchen doors closed when steam is being created
• Investigate any mould reports promptly, and check for underlying structural causes
• Deal with damp or mould issues swiftly to avoid them escalating
• Provide tenants with tips on managing condensation and humidity

Top tip: As well as keeping the property well-ventilated it is important to also keep it warm enough. Warm, moist air cools down when there is contact with a cold surface, like a cold or poorly insulated wall, which causes condensation and over a period of time, mould. Read more about managing condensation and mould effectively and share mydeposits’ tenant checklist with your tenants.

Suzy Hershman says: “Landlords must investigate damp complaints promptly, but tenants also have a part to play in managing condensation. When both parties understand the risks, communicate clearly, and act, we rarely see mould-related issues.”

A recent resolution case study from mydeposits highlights the danger of not dealing with a tenant’s concerns including that of damp and mould, and how this can escalate a problem to the point of rent being withheld.

Scenario: At the end of a tenancy, the landlord sees that there is smoke damage on the kitchen and hallway ceilings and looks to retain part of the deposit to cover the cost of repairs. The tenant claims that the smoke alarm never worked so it is not their fault. The landlord has no record of any alarm testing even though they think they recall doing it at the beginning of the tenancy. The case goes to the adjudicator who finds insufficient evidence that the landlord’s statutory safety responsibilities were met. The landlord faces the risk of being unable to use any of the deposit to repair the damage and a potential fine.

It is essential as a landlord to comply with all the statutory fire safety regulations for smoke alarms and, where required, carbon monoxide alarms. This includes installation, testing and maintenance or replacement. Lives could be lost due to smoke and carbon monoxide alarms not being installed, not being maintained or deactivated by tenants. You can read more about alarm regulations here.

What to do:

• Fit smoke alarms and carbon monoxide alarms according to the required regulations
• Test alarms at the start of the tenancy (asking the tenant to sign that this has been done) and during every inspection, remembering to log the results
• Replace batteries as needed and encourage tenants to do monthly checks
• Provide tenants with written alarm maintenance instructions

Top tip: Document every test. This is your best legal protection in case of a challenge.

Suzy Hershman says: “It is crucial that you logged each test and had alarms in place from day one, to prove compliance. Tenants need to know how to report faults and that tampering with alarms is unacceptable. At adjudication, alarm issues are hard to defend if a landlord’s records are unclear.”

Scenario: In late November, temperatures plunge overnight. The tenant is away visiting family and while the property is empty a pipe freezes and then bursts. By the time the returning tenant discovers the leak , the ground floor ceiling has collapsed from water damage. The insurance claim is delayed due to lack of preventive action, and the tenant is asking for compensation towards damaged belongings.

Burst pipes are a common occurrence in the UK, with an estimated 2,500 happening each year in the UK. Most are caused by freezing temperatures, but ageing plumbing, poor lagging and lack of preventative maintenance also factor as causes.

What to do:

• Make sure the tenancy agreement clauses are clear on heating the properly adequately and what to do if the property will be empty for any length of time, especially in the colder months. Remind the tenant about this at the autumn inspection and again before the Christmas break
• Fix any leaks or inadequate lagging you see during inspections
• Make sure the stopcock is accessible and working, and the tenant knows where it is
• Lag all exposed pipework before the first frost
• Instruct tenants to keep heating on low or drain the system when away
• Look out for water pressure changes during inspections, as this might indicate a leaking or clogged pipe somewhere

Top tip: Insulating pipes with foam sleeves (pipe lagging) is an inexpensive and effective method to prevent freezing.

Suzy Hershman says: “Frozen pipes are one of the most common causes of emergency maintenance and also one of the easiest to prevent. Education is key, so make sure tenants know what to look out for, to help prevent major damage. Reporting leaks, and minimum heat settings should all be shared responsibilities.”

Check out this resolution case study involving a property that flooded when it was left empty causing significant damage and find out what the adjudicator decided.

Water damage from burst pipes is a leading cause of landlord insurance claims in the UK, with a higher-than-average cost per claim due to the extent of damage this can cause. That’s why it’s also important to have landlord insurance, such as NRLA landlord insurance partner, Total Landlord’s Premier policy, which includes cover if the worst happens.

Scenario: Strong winds during a storm dislodge several ageing roof tiles. Rainwater leaks into the attic and over time damages insulation and timber joists. The tenant notices dark patches on the ceiling but delays reporting them. When an inspection is finally carried out, the internal damage has worsened significantly. A disagreement arises over who is responsible, with the tenant saying that the roof is the landlord’s responsibility and the landlord blaming the tenant for not reporting the ceiling discolouration which – if they had – might have limited the damage.

Even though the UK has experienced a higher number of named storms in recent seasons, there's no strong evidence suggesting a consistent increase in the frequency of storms overall. But it is clear that when storms do hit, the rainfall associated with them is becoming more intense due to climate change.

What to do:

• Externally, inspect the roof for loose tiles, damaged flashing around chimneys, vents and skylights, and blocked gutters. Make any required repairs and clear gutters of debris at least annually
• Internally, look for any signs of water damage or leaks in the attic, and if there is any light showing through the roof where there shouldn’t be
• Trim any branches that could fall during high winds, especially those close to or overhanging the property
• Remind your tenant of their responsibility to tell you promptly about any damage to the property they see, both inside and outside

Top tip: Review your insurance policy, making sure that your coverage for storm damage provides adequate protection.

Suzy Hershman says “Missing or loose tiles are a silent risk. One storm can lead to internal damage, mould, and costly repairs. Having photo evidence and documented inspections gives landlords a clear position should any damage be questioned later.”

Scenario: In autumn, fallen leaves cover the front steps of the property, and rain turns them into a slick surface, which causes the tenant to slip and suffer a minor injury. With nothing specifically mentioned in the tenancy agreement, the tenant claims it is the landlord’s responsibility to maintain the outdoor areas to make them safe.

Tenants often assume it's up to the landlord to take care of the garden. In general, as the landlord you will be responsible for maintaining any part of the garden which requires specific expertise, including structural and safety-related maintenance, such as fence repairs, tree management, and upkeep of patios or paved areas. Tenants are usually expected to handle routine jobs like mowing the lawn, weeding, clearing up leaves and keeping the exterior areas tidy. They should return the outdoor areas in a similar condition to when they started the tenancy, allowing for fair wear and tear and seasonal growth. But without clear terms in the tenancy agreement, it can become a debatable issue. The Landlord and Tenant Act 1985 outlines the landlord’s responsibilities for maintaining the structure and exterior of the property, which includes aspects of the garden like boundary walls, fences, and paved areas.

Here is a useful mydeposits guide to garden maintenance and landlord and tenant responsibilities.

What to do:

• Include a detailed garden/outdoor maintenance clause in the tenancy agreement that clearly outlines both landlord and tenant responsibilities
• Make sure the tenant has the right tools for their tasks (if you are not providing garden tools, make it clear that the relevant maintenance is still their responsibility)
• Keep clear photographic records of the outdoor spaces and update these during inspections, addressing any issues promptly
• Make sure the tenant is aware of their responsibilities and remind them of these frequently

Top tip: Create a functional outdoor space that is low maintenance and provides a sense of privacy as this will make the property more attractive to potential tenants.

Suzy Hershman says: “When responsibilities are agreed up front, it avoids confusion. Outdoor maintenance can be a source of disagreements, especially when it’s unclear who’s supposed to keep what area tidy. A well-written tenancy agreement with supporting check-in photos makes a big difference.”

This mydeposits case study about garden care looks at the tenant and landlord garden maintenance responsibilities and highlights the importance of good record-keeping and carrying out mid-term inspections.

As part of their landlord insurance, NRLA partner Total landlord provides property owners’ liability cover which protects landlords from financial responsibility for injuries or property damage sustained by tenants or visitors due to the condition of the property. Check out Total Landlord’s NRLA guide to landlord liability insurance for more information.

Scenario: An Energy Performance Certificate (EPC) review shows the property is rated E (which is barely compliant), highlighting inadequate loft insulation and single glazing throughout the entire rental property. The tenants raise concerns with the landlord about the property’s poor heat retention, complaining about cold bedrooms and rising heating bills, which have become a problem for them. With rising energy costs and legal reforms on the horizon, the landlord risks future enforcement action if no upgrades are made. 

The UK government is consulting on a review and update of the Decent Homes Standard (DHS), with proposals to extend it to the private rented sector. This consultation, which closes on 10 September 2025, aims to modernise the standard and address issues in both social and private rented housing. It includes assessing the condition of properties, addressing issues like damp and mould, and making sure they have modern facilities and reasonable thermal comfort. Separately, while the plan to raise the minimum EPC rating to ‘C’ by 2025 for all rentals has been scrapped, the Government is still aiming for a ‘C’ rating by 2028 for new tenancies and 2030 for all existing tenancies, as part of broader efforts to improve energy efficiency and reduce carbon emissions from buildings. As it stands the current minimum of ‘E’ remains in effect, and landlords cannot legally rent out a property with a rating below that. Read more about what EPC ratings mean here

What to do:

• Review loft, wall, floor and window insulation
• Upgrade where possible. Add or replace loft insulation, draught excluders and window restrictors
• If the property is single glazed or not glazed at all, consider double or even triple glazing
• Share energy-saving advice with the tenant

Top tip: Energy efficiency upgrades boost tenant comfort, reduce bills, futureproof your property and increase property value and rental appeal.

Suzy Hershman says:
“Upgrading insulation and draught-proofing will help you meet future legal standards, but it also shows tenants you care about their comfort. That builds goodwill and reduces the likelihood of rent or deposit disputes. It’s an investment in both the property and the relationship.”

Note: The Energy Company Obligation (ECO) is a UK government energy-efficiency scheme designed to tackle fuel poverty and reduce carbon emissions. Under the ECO4 scheme landlords may be eligible for property improvement grants if one or more of their tenants receives a qualifying benefit.

Autumn brings a mix of seasonal property challenges. To help your tenants enjoy their tenancy while also protecting your property, we’ve created a handy checklist covering the most common seasonal issues. Sharing this list at the start of autumn and including it in a welcome pack is a simple way to set clear expectations, reduce the risk of seasonal disagreements, and support a successful tenancy.

Autumn checklist to share with tenants:

• Keep all external areas tidy, and report any issues
• Follow the terms of the tenancy agreement that refer to outdoor use and garden care
• Clear leaves and debris from accessible gutters and outside drains
• Report any gutters that are overflowing or are blocked
• Keep an eye on the roof for any missing, moved or damaged tiles, especially after storms
• Report any heating issues as soon as they happen
• Test the smoke and carbon monoxide alarms monthly and report any issues
• Keep the property well-ventilated throughout
• Dry washing outside if possible. If drying indoors use clothes airers in a room with the windows ajar to avoid condensation forming (which could create damp and mould). If a dehumidifier is provided use that in a closed room
• Report any damp or mould issues promptly. Make sure that air can circulate behind wardrobes and other pieces of furniture, especially if they are placed next to an external wall
• Use all extractors in the bathrooms, shower rooms and the kitchen
• Report any drop in water pressure or if the boiler or radiators aren’t working as normal
• Advise the landlord/agent if the property will be empty for more than 14 days
• Provide out of office hours emergency contact details

NRLA members get a 30% discount on the deposit protection fee when you protect a deposit online with mydeposits insurance- in England and Wales. This also includes a free alternative dispute resolution (ADR) service, which can help avoid going through a formal court process.