Stop small issues turning into big bills: Seasonal maintenance tips for landlords
After the long winter months, the milder weather and longer days of spring and summer are the perfect time to check your property for damage and carry out repairs and routine maintenance work. And with the Renters’ Rights Bill likely to become law in the coming months, there has never been a better time to make sure your property complies with the new rules.
In this guide to seasonal maintenance tips for landlords, NRLA insurance partner, Total Landlord, explains five key reasons why it’s vital to maintain your property and shares a checklist of the essential tasks you need to focus on at this time of year to keep your rental in tip top shape for your tenants.
Why landlords can’t afford to neglect property maintenance
Proactive maintenance is one of the cornerstones of successful property management. It helps landlords meet their legal obligations, protect the value of their investment, and attract long-term tenants. Here are five reasons why it pays to stay ahead when it comes to maintaining your rental property.
1. Legal compliance and upcoming legislative changes
Keeping your property safe and in good condition isn’t just best practice—it’s a legal requirement. Under the Homes (Fitness for Human Habitation) Act 2018, landlords must make sure their rental properties are free from serious hazards and remain safe and liveable throughout the tenancy. This includes carrying out timely repairs and complying with gas and electrical safety regulations.
With the Renters’ Rights Bill on the horizon, the legal landscape is shifting further. Two major updates are set to impact private landlords:
- The Decent Homes Standard
Already applied to the social housing sector, this standard is being revised for private rentals. It sets out what constitutes a "decent" home—including repair standards, services and facilities that every property must have. Learn more in our guide to the Decent Homes Standard.
- Awaab’s Law
Awaab’s Law was introduced to the social housing sector in July 2023 to help make sure that homes are safe, warm and decent. It enforces strict timelines for addressing health and safety hazards in the social sector.
The Government is currently consulting on how best to implement these changes in the private rented sector, aiming to balance fairness for both landlords and tenants. You can read more in our article on Awaab’s Law.
2. Prevention is cheaper than cure
Regular maintenance helps catch small issues before they become expensive problems. Something as simple as checking roof tiles after a winter storm can prevent major water damage and tenant disruption later on.
Whether it’s clearing gutters, servicing the boiler or sealing windows, investing in preventative maintenance can reduce costly emergency callouts and limit wear and tear on your property.
3. Building strong landlord-tenant relationships
Tenants are far more likely to respect and care for a well-maintained home. By responding quickly to repairs and keeping your property in good condition, you send a clear message that their safety and comfort matter.
A positive landlord-tenant relationship leads to fewer complaints, longer tenancies, and ultimately, less turnover. That means fewer void periods, reduced marketing costs, and less time spent sourcing new tenants.
4. Protecting your property’s value
Whether you’re planning to sell or re-mortgage, the condition of your property has a direct impact on its market value. A property that’s been neglected will not only lose value, but it may also deter quality tenants.
On the other hand, consistent upkeep helps protect your investment and makes sure your rental remains competitive in an increasingly demanding market.
5. Boosting kerb appeal and outdoor safety
First impressions count. Simple improvements like maintaining a tidy garden, pressure-washing patios, or repainting fences can go a long way to attracting the right tenants—and setting the tone for how they treat the property.
Spring and summer are ideal times to check outdoor areas for seasonal wear and tear. Slippery moss, broken paving stones, or uneven decking could all pose safety risks. As Steve Barnes, Head of Broking at Total Landlord, points out:
It’s important that landlords pick up any safety issues in their property by doing mid-term inspections, encouraging tenants to report repairs and attending to them promptly. Many landlords overlook the outdoor areas of a property, so the spring and summer months are a good time to check for any hazards that could cause an accident. If you’ve done everything right, but a third party is still intent on trying to sue you, liability insurance is an essential feature of landlord insurance. If an accident does happen, liability cover provides peace of mind that your insurer will do all they can to defend you.
Spring and summer maintenance checklist for landlords
From tackling damage caused by winter weather to preparing your property for the warmer months, our checklist of maintenance tips for landlords will help you protect your investment, meet your legal responsibilities, and maintain good relations with your tenants.
External maintenance tasks
Roof and gutters:
If you let a flat, the freeholder or managing agent is generally responsible for structural and roof maintenance. However, you should still report any issues promptly.
For landlords of houses, the milder months are a good time to check the roof and gutters. Debris and leaves from autumn and winter can easily block guttering, leading to overflow and water damage. Clearing gutters annually - particularly for properties near trees - is essential.
While you’re up there (safely, with properly secured ladders), visually inspect for loose or missing roof tiles, damaged flashing, or dislodged plastic fittings from dry roof systems. Don’t attempt roof repairs yourself - leave that to qualified professionals.
Downpipes and external walls
Next, check downpipes for cracks or leaks. Green staining on exterior walls often signals water escaping from the guttering. A visual inspection during or after heavy rain can be especially revealing.
Keep an eye out for:
- Cracks in render or brickwork
- Missing or crumbling mortar that may need repointing
- Debris covering the damp proof course (DPC)
- Blocked air bricks or vents
Blocked vents and bridged DPCs can lead to serious damp issues, including dry rot. Make sure the property is protected by keeping these areas clear and intact.
Pest prevention
Inspect for holes or gaps in external walls that could offer an entry point for rodents. Seal any gaps with suitable filler or mortar - field mice don’t need much encouragement to move in.
Windows and doors
Wooden fixtures: Painted wooden windows, doors and soffits need regular upkeep. Every few years, these areas will require repainting or staining. Wood stains tend to be longer-lasting and more protective than paint.
uPVC and general checks: uPVC units are relatively low maintenance but still benefit from periodic checks. Examine:
- Seals (rubber seals may deteriorate over time)
- Locks and handles
- Draught excluders and trickle vents
- Child safety locks (particularly for upper floors)
Replacing worn seals can help prevent water ingress and draughts.
Subsidence and structural movement
Inspect walls - inside and out - for signs of movement. While minor settlement in older properties is often harmless, diagonal cracks, particularly those wider than 3mm and visible on both sides of a wall, may indicate subsidence. Look out for:
- Doors and windows becoming misaligned
- Cracks around window frames or in walls
- Uneven flooring
Subsidence is commonly caused by clay soil shrinkage in dry weather, or tree roots growing too close to the foundations. Leaking drains can also destabilise the ground. If you suspect movement, consult a structural engineer and check our subsidence guide for further advice. Our infographic on buying, selling and letting a property with a history of subsidence contains a handy five point checklist on what to do and what to avoid.
Gardens and grounds
While basic garden upkeep is typically a tenant responsibility, larger tasks such as trimming trees and hedges fall to the landlord. Our ultimate guide to garden maintenance for landlords and tenants contains more detailed guidance. Overgrown shrubs can damage walls or obscure windows, while large trees can contribute to subsidence or pose security risks.
Keeping large shrubs and trees under control has two benefits when it comes to landlord insurance. Firstly, since trees and shrubs send their roots out in search of moisture, keeping them to a neat and sensible size prevents them from sucking up larger amounts of extra moisture in warmer weather, which could reduce risk of subsidence related issues as the soil is less likely to dry out. Secondly, keeping garden hedges, bushes and trees under control can deter potential intruders looking for a place to hide or getting close enough to the property to see if it’s worth breaking-in.
To avoid disputes, include a clear garden maintenance clause in your tenancy agreement. This should outline expectations around lawn care, borders, and alterations.
Many tenancy agreements are unclear on exactly who is responsible for the various jobs required. A good tenancy agreement garden maintenance clause will clearly lay out how any borders, lawn or paved areas should be looked after during the tenancy, define that the garden should be in the same condition at the end of the tenancy as it was at the start, allowing for seasonal changes, and make it clear that the tenant can’t alter the garden in any way without the landlord’s consent. Making it clear which areas the tenant is responsible for, and landlords understanding which areas they have responsibility for, is key, and manages everyone’s expectations right from the start and when the tenancy comes to an end.
If your tenants aren’t especially green-fingered, consider adding a modest rent increase to cover a regular gardening service. A contractor can help maintain kerb appeal and flag up issues like broken fences or slippery paths before they become hazards.
Outbuildings and outdoor utilities
Sheds, garages and outbuildings often suffer wear during the colder months. Check for:
- Leaking roofs or rotting walls
- Damaged hinges, locks, or doors
- Condition of any landlord-supplied tools or power equipment
Outdoor taps and exposed pipes should be tested for frost damage. Run water to confirm pressure and check for drips or reduced flow. Refer to our burst pipe prevention guide for more seasonal advice.
Make sure rubbish is stored securely - ideally in a bin store. Improperly managed waste is unsightly and can attract pests in warmer months. Remind tenants to keep lids shut and bins clean.
Property security
Warmer weather often leads to windows being left open and doors left unlocked. Conduct a security audit:
- Check locks on windows and doors
- Assess fencing and boundaries
- Make sure any lighting or alarms are operational
For more guidance on protecting your property from theft or vandalism, read our ultimate guide to securing your rental property.
Internal maintenance tasks
A well-maintained interior is essential to prevent costly repairs, make sure your tenants are safe, and meet your legal obligations. Summer is an ideal time to carry out checks, especially if tenants are away and grant access for maintenance. Here's what to focus on:
General condition and wear and tear
Start by checking for any signs of damp or mould, particularly in kitchens, bathrooms and around windows. Look for:
- Water staining on walls or ceilings
- Peeling paint or bubbling wallpaper
- Black mould around window frames or silicone seals
Ventilation plays a key role in preventing condensation-based mould. Make sure extractor fans are working correctly, trickle vents are open, and tenants are aware of how to properly ventilate their home. Our damp and mould guide and our tenant checklist contain detailed guidance. Once the Renters’ Rights Bill comes into force and Awaab’s Law is applied to the private rented sector, landlords will be required to investigate and fix serious health hazards such as damp and mould within a specified timeframe or face legal penalties. Tenants will be able to challenge landlords who fail to comply through the court for breach of contract.
Next, inspect flooring throughout the property. Lift rugs and mats to check for hidden wear, stains or damage. Loose floorboards, cracked tiles or frayed carpets can quickly become trip hazards and should be addressed promptly.
Kitchens and bathrooms
These high-use areas should be checked more frequently, as they are prone to moisture-related damage and hygiene issues.
Kitchen checklist:
- Test all taps for leaks or low water pressure
- Check under sinks for signs of drips, damp or mould
- Inspect appliances provided by the landlord (e.g. oven, hob, fridge)
- Make sure ventilation - whether mechanical or passive - is working properly
Bathroom checklist:
- Look for cracked grout or failed silicone seals (a common cause of leaks)
- Test the toilet flush and look for signs of continuous running
- Make sure extractor fans are operational and clean
- Check for black mould on tiles or ceilings - particularly around showers
Even small leaks can cause major problems if left unchecked. A dripping tap or a failed bath seal can cost thousands in water damage claims.
Smoke alarms, CO detectors and electrical safety
By law, landlords must make sure that:
- A working smoke alarm is fitted on each storey of the property
- A carbon monoxide alarm is installed in every room with a solid fuel-burning appliance (e.g. a log burner or open fire)
- All alarms are tested and in working order at the start of a tenancy
Consider replacing batteries where applicable, and remind tenants to carry out monthly tests.
Make sure the property has a valid Electrical Installation Condition Report (EICR), which must be renewed every five years. Check:
- Socket outlets and light switches are secure
- There are no signs of scorching or wear
- Cables and visible wiring are free from damage
If you provide portable appliances (e.g. kettle, microwave, vacuum), regular PAT testing is advisable, even if not legally required.
Boilers, radiators and plumbing
Central heating systems work hard over winter and can benefit from a spring/summer service. Annual boiler servicing is not just recommended - it’s often a condition of landlord insurance and required for warranty validity.
Check:
- Radiators heat evenly and bleed any that are cold at the top
- Valves are turning freely and thermostatic radiator valves (TRVs) are functioning
- Pipework for any signs of corrosion or leaks
- Hot water is delivered at a consistent pressure and temperature
It’s a good idea to book a boiler service between spring and summer to avoid the rush in autumn.
Windows, blinds and ventilation
As in the external check, revisit windows from the inside. Open and close each one to make sure it is operating smoothly and has a good seal. Double-glazing units that have "blown" may show condensation or misting between panes, indicating reduced insulation.
If the property has blinds, test cords or pulleys for wear and make sure any safety devices are in place, especially in family homes. Long looped cords should be secured with cleats or tensioning devices to prevent strangulation risks for young children.
Also check:
- Trickle vents are not painted shut or clogged with dust
- Humidistat-controlled fans are functioning properly in high-moisture areas
- Windows open far enough to provide adequate airflow - but not so far that they pose a fall risk on upper floors
Cleanliness and hygiene
While tenants are responsible for day-to-day cleanliness, landlords should make sure the property is in a hygienic and safe state at the start of each tenancy and follow up where needed.
Use spring/summer inspections to:
- Spot signs of pests (droppings, food debris, nesting)
- Confirm the property is being kept reasonably clean
- Identify unauthorised alterations, subletting, or overcrowding
- Take photographs for your records (with appropriate notice)
If you supply any furnishings, inspect these for damage and wear. Curtains, mattresses, and upholstered furniture should be cleaned periodically and replaced if heavily soiled or damaged.
Inspections protect your property and your investment
Regular inspections are key to catching small issues before they turn into costly repairs.
Most tenancy agreements (and landlord insurance policies, including Total Landlord’s) expect inspections within a month of move-in and at least every six months after that. Be sure to include any specific maintenance and repair responsibilities in the tenancy agreement and include a long-term maintenance schedule as part of your landlord business plan to help you keep on top of maintenance.
Plan ahead, agree a time with your tenant, and invite them to be present. You’re legally required to give at least 24 hours’ notice, but giving more is best practice.
A quick visual inspection can tell you a lot:
- Are tenants looking after the space?
- Are there any signs of damage, leaks or neglect?
- Is the property clean, safe and in good condition?
Inspections aren’t about catching tenants out - they’re a chance to keep the property in top shape and strengthen trust. For more detailed guidance on inspections, check out our ultimate guide to inspecting your property.
The importance of landlord insurance
Fortunately, many accidents can be prevented by carrying out regular inspections, maintenance and repairs. But despite taking all the right precautions, accidents sometimes happen. That’s why it’s important to have comprehensive landlord insurance that will protect you from potential compensation claims related to your rental property. For example, if your tenant hurt themselves tripping on a damaged floorboard or a loose tile were to fall off the roof and hit a passing pedestrian. Get a quote for Total Landlord insurance today and take advantage of our lowest rates ever, plus an additional 15% off for NRLA members.
With the Renters’ Rights Bill set to introduce stricter legal responsibilities for landlords to provide a safe and decent home, having the right insurance in place is more crucial than ever. At Total Landlord, we provide not just building and liability cover, but also legal expenses and rent protection insurance—helping landlords navigate legal fees and offering financial protection when tenants fail to meet their rental obligations. Additionally, with more tenants expected to have pets due to the upcoming reforms, our pet damage insurance offers peace of mind by providing an extra layer of protection. Even with proactive maintenance, unforeseen issues can arise, and the right insurance makes sure landlords are protected no matter what happens.
Staying ahead with smart seasonal maintenance: Key takeaways
Spring and summer offer landlords the perfect opportunity to give their properties the attention they need after the rigours of winter. By taking a proactive approach to inspections, repairs and upkeep—both inside and out—you’ll not only protect your investment but also build a more positive and professional relationship with your tenants.
As new legislation looms and tenant expectations continue to rise, there’s never been a more important time to stay on top of your responsibilities, including making sure you have comprehensive landlord insurance.
By following our checklist of seasonal maintenance tips for landlords, scheduling regular inspections, and addressing small issues before they escalate, you’ll save time, reduce costs, and avoid unnecessary stress down the line. Most importantly, you’ll be providing your tenants with a safe, comfortable place to call home—and that benefits everyone.
