Six summer tips for a safe and successful tenancy

Longer days, warmer weather, and time outdoors make summer one of the most enjoyable times of the year. But for landlords, summer can bring challenges too. From forgotten garden duties to extended holidays that leave properties vulnerable, the season can sometimes lead to disagreements and issues at the end of the tenancy if not managed carefully.

With the right preparation, you can make summer work in your favour. This guide from NRLA deposit protection partner, mydeposits, outlines six summer scenarios along with essential tips and advice from Suzy Hershman, Resolution Department Lead at mydeposits, to help landlords and tenants keep tenancies running smoothly through the warmer months.

Scenario: You return to inspect the property after a tenancy ends and find the lawn is scorched and patchy, the borders are overrun with weeds, and a once-thriving shrub has withered due to lack of watering.

Over the summer, tenants are likely to spend more time in the garden. But if expectations are unclear, lack of proper maintenance can be unsightly, expensive and even affect your ability to relet the property when the tenancy ends

What to do:

• Include detailed garden care responsibilities in the tenancy agreement. Make sure the agreement is clear on what the tenant is responsible for maintaining (including other external areas) and what is and isn’t allowed. Make sure that the tenant knows to report any problems to you promptly
• Offer advice on seasonal garden maintenance at the start of summer (and late autumn). Advise tenants to keep the garden under control at regular intervals at this time of year when gardens grow rapidly. Little and often is the best way to prevent weeds from taking over and plants growing out of control. Ask tenants to keep an eye out for destructive species such as Japanese Knotweed

• Include the garden in check-in and check-out inspections and make sure that the condition of the garden is recorded with photos in the inventory so that you can compare when the tenancy ends
• Carry out regular periodic inspections during the tenancy. Address issues early by discussing any garden-related concerns with your tenant and sharing tips
• Consider providing basic tools including a lawnmower if needed, as this will encourage tenants to keep the garden in good order. If you do provide tools, make sure they are well maintained, stored securely and safe to use

Top tip: Photograph the garden at check-in and when carrying out regular inspections, especially if the tenancy spans the summer months. This protects both parties by making changes easy to identify.

Suzy Hershman, Resolution Department Lead at mydeposits, says:

“Landlords who take the time to set clear, seasonal expectations, especially ahead of the summer, are far less likely to face issues later on. A simple list of dos and don’ts shared at the start of the summer can make all the difference. And always remember to allow for natural seasonal growth when assessing the garden’s condition.”

Check out this resolution case study involving a disagreement over garden maintenance and seasonal growth and mydeposits’ guide to landlord and garden responsibilities for comprehensive guidance.

Scenario: Your tenant’s children have been using the trampoline throughout the summer. When they move out, the inspection highlights a large patch of dead grass underneath where the trampoline had been standing and the garden outhouse window was broken where a football appears to have hit it. You’re left with a repair bill that exceeds the tenant’s deposit.

Summer is prime playtime for children, and the garden becomes an extension of their living space with ball games and play dates becoming more frequent. While this can be a great benefit for families, it can also result in unintentional damage if the space is used irresponsibly or badly maintained.

A recent resolution case study from mydeposits highlights a landlord who faced a similar issue. The tenant’s children used a trampoline that had been left in the same position for several months, killing the grass beneath it. The check-in showed the grass was in excellent condition when the tenants moved in and, as the deterioration amounted to more than wear and tear, the landlord was entitled to compensation towards making it good.

Sometimes summer damage can go beyond what’s recoverable through the deposit alone. That’s why it’s also important to have landlord insurance, such as NRLA landlord insurance partner, Total Landlord’s Premier policy, which includes accidental damage caused by tenants or their guests. This extra protection gives peace of mind when managing family lets or high-traffic outdoor spaces.

What to do:

• Send a seasonal note to family tenants with practical advice for maintaining the garden and preventing damage
• Encourage tenants to rotate any garden play equipment to minimise wear on any one area
• Ask tenants to let you know if they’re planning to install any large play structures
• Recommend that ball games are kept away from windows, fences, plants, or outdoor furniture

• Conduct periodic inspections and highlight any concerns when they are seen
• Include garden use and safety expectations in the tenancy agreement

Top tip: Don’t wait for problems to arise - help tenants understand what’s expected of them by offering advice early and reminding them of their repairing responsibilities.

Suzy Hershman, Resolution Department Lead at mydeposits, says:

“Child-related garden issues are usually unintentional but can still be costly. The key is to anticipate potential risks, communicate your expectations clearly, and protect yourself with both a detailed tenancy agreement, check-in report and comprehensive landlord insurance in case any damage exceeds the protected deposit.”

Scenario: Over the summer, a tenant’s dog has spent time unsupervised in the garden. You discover deep holes dug in the flowerbeds, scorched grass where the pet repeatedly urinates, and claw marks on the wooden fence from repeated scratching. The damage adds up to several hundred pounds in repairs - well beyond typical wear and tear.

Warmer months mean pets, particularly dogs, spend more time outside. While this can be positive for the animal’s wellbeing, it can also lead to substantial and sometimes costly damage if the garden is poorly managed. Urine burns on the lawn, chewed outdoor furniture, and unsightly digging can all lead to disagreement at the end of the tenancy, especially when a tenant is unaware that the damage is being caused day-to-day.

With the Renters’ Rights Bill soon becoming law, landlords in England and Wales will no longer be able to unreasonably refuse a tenant’s request to keep a pet. This makes it even more important to set clear expectations for pet owners and make sure the right protections are in place for the property.

What to do:

• Make sure your tenancy agreement includes clear clauses outlining pet responsibilities - both indoors and outdoors. Include details of the pet and clearly explain any specific cleaning and garden maintenance requirements, including how they should deal with any pet damage
• Request that tenants inspect their gardens regularly for any damage that needs repair, and clean up after pets regularly
• Carry out a thorough check-in inventory and regular inspections to catch early signs of damage before it escalates
• Consider landlord insurance that covers pet-related damage. Total Landlord offers pet damage protection insurance as an extension to a landlord insurance policy. Find out more here. Note: this does not extend to garden damage, so proactive communication remains essential

Top tip: Read Total Landlord’s NRLA guide to pet-friendly rentals, which includes nine ways to prepare for the new laws.

Suzy Hershman, Resolution Department Lead at mydeposits, says:

“Pet-related garden damage can go unnoticed until it’s too late. As more tenants will have the right to keep pets under the Renters’ Rights Bill, landlords must adapt by managing risks with clear instructions and good communication. Make it clear that any damage caused by the pet will be seen as damage and not fair wear and tear. This clarity will help avoid issues requiring negotiation over proposed costs at the end of the tenancy.”

Scenario: Your tenant goes away for two weeks in July. A ground floor window is left ajar, and there is a break-in. Not only is the tenant’s property stolen, but there is damage on the window frame and back door.

With summer holidays in full swing, many tenants leave their homes empty for longer stretches. This increases the risk of break-in, malicious damage, or even water-related issues if there’s a sudden leak or appliance failure while the property is empty. Empty homes are more vulnerable, both in winter when pipes can freeze, and during warmer weather when windows may be left open for ventilation.

Landlords can help reduce risk by providing simple, timely reminders about how to keep the property safe. Thoughtful communication shows you’re proactive and can prevent avoidable damage later.

What to do:

• Remind tenants to lock all doors and windows securely every time they leave the property, even if they are just popping out
• Ask tenants to inform you or a trusted neighbour if they’re planning to be away for more than a few days
• Recommend that they take steps to make the property look occupied such as asking a neighbour to move bins or keep an eye out for unusual activity
• Ask the tenant for permission to carry out a brief property check during extended absences

Top Tip: By building a good relationship with your tenants, you can ask them to let you know if they’re going away, for example for more than a week. This enables you to have a conversation with them before they leave about how they can be contacted in an emergency and securing the property, as well as for landlord insurance purposes if the property will be empty for over 30 days.

Suzy Hershman, Resolution Department Lead at mydeposits, comments:

“Landlords and tenants both benefit when security is taken seriously. Simple reminders about locking up and communicating absences can prevent costly damage, provide an opportunity for you to develop a good relationship with your tenant, and reduce the chances of a disagreement over who’s responsible if something goes wrong.”

Scenario: A group of tenants in a shared property go on separate holidays throughout July and August. In the rush to leave, no one remembers to take the bins out. Rubbish accumulates in the kitchen and outside, attracting flies and maggots. On their return, there’s a lingering smell, mould has developed in the fridge, and neighbours have complained about the overflowing bins and unpleasant odours. A deep clean is required.

Summer heat can make even minor cleanliness issues spiral into more serious problems. Bins left unemptied, food waste, overflowing recycling, and neglected shared spaces can attract pests, cause damage, and create an unpleasant living environment for returning tenants and surrounding neighbours.

What to do:

• Share seasonal cleaning advice at the start of summer, including reminders to regularly take out bins, clear fridges, and dispose of food properly
• Encourage tenants in shared properties to agree a rota or assign responsibilities for cleaning communal areas
• Include clauses in the tenancy agreement about standards of cleaning and the importance of hygiene, especially over holiday periods
• Carry out periodic inspections if the property is likely to be empty for extended periods and make sure bins are stored correctly

Top tip: Encouraging tenants to communicate with each other and with you about shared responsibilities can prevent mess from building up.

Suzy Hershman says:

“Cleaning is consistently the most common reason for our resolution services being needed at the end of tenancies. The more consistently tenants clean throughout the tenancy, the less overwhelming the final clean will be. In shared properties, particularly student lets, encourage tenants to set up a simple cleaning routine or rota to keep communal areas in good condition. You might also want to include a cleaning checklist in your welcome pack to set expectations from day one and send it out again ahead of them moving out.”

Scenario: Over a sunny bank holiday weekend, your tenant hosts a large garden party. The BBQ is placed directly on the wooden decking, leaving behind scorch marks and grease stains. Disposable plates and drinks containers are left to blow into the neighbour’s garden, prompting a complaint. Meanwhile, loud music continues into the evening, also drawing complaints from the neighbours. After the tenancy ends, you're left to repair the decking and deal with a neighbour relationship that's become strained.

Summer is the perfect time for tenants to enjoy their outdoor space, but without clear boundaries, social events can lead to property damage, complaints, or even legal issues. BBQs are a common culprit, especially when used improperly on flammable surfaces like decking or balconies. Noise from parties, particularly in terraced houses or flats, can strain neighbour relationships and lead to formal complaints or even fines.

What to do:

• Remind tenants about safe BBQ use: never on decking or balconies, and always away from buildings, fences, and overhanging branches
• Suggest using grill mats or paving slabs under BBQs to protect surfaces
• Encourage tenants to supervise guests, providing bins/black sacks for people to clear away any disposable tableware and clean up promptly after any social event
• Include a clause in the tenancy agreement that addresses excessive noise and designated quiet hours
• Recommend tenants notify neighbours (and you) if they’re planning a larger gathering, with reassurance that it will be finishing at a reasonable time
• Include outdoor use and socialising guidelines in a seasonal welcome email or welcome pack

Top tip: Make sure tenants understand that they are responsible for the actions of their guests. A quick message before a sunny weekend can go a long way.

Suzy Hershman concludes:

“Once you are aware of any noise disturbance, stepping in early for a quick conversation with your tenant may be enough. If the problem continues, your tenant should be aware that neighbours have the option to contact their local environmental health department for some support which may have wider implications for the tenant.”

To help your tenants enjoy the summer while also protecting your property, we’ve created a handy checklist covering the most common seasonal issues. Sharing this list at the start of summer 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.

Summer checklist to share with tenants:

• Mow the lawn regularly and remove weeds to prevent overgrowth
• Move trampolines, paddling pools or heavy play equipment occasionally to avoid damaging the grass
• Pick up after pets and clean any areas they frequently use in the garden
• Report garden problems such as invasive weeds (e.g. Japanese Knotweed) or dead plants early
• Lock all doors and windows securely every time you leave the property
•  Let your landlord or letting agent know if you're going to be away for more than a couple of weeks
• Avoid leaving bins out during long absences – ask a neighbour to help if needed
• Take bins out regularly, especially in hot weather, to prevent pests and smells
• Clear out the fridge before going away and avoid leaving food out
• Avoid using BBQs on decking or balconies. Place them safely on slabs and always supervise
• Keep noise levels down during garden gatherings and be considerate of neighbours and the finishing time
• Clean up after any social events and dispose of any rubbish properly
• Follow the terms of the tenancy agreement that refer to outdoor use and garden care

For more practical advice on landlord and tenant garden responsibilities, check out the mydeposits guide, ‘Happy tenants, healthy gardens: Landlord and tenant garden responsibilities explained’. It includes expert tips and real-life scenarios to help landlords and tenants enjoy a safer, smoother tenancy throughout the warmer months.