Summer Q&A - Your questions answered

Summer can be one of the busiest times of year for landlords. From student move-outs and garden overgrowth to hot weather problems and holiday absences, the warmer months bring a unique set of challenges.  In this Q&A, the Tenancy Deposit Scheme answers some of the most common questions we receive from landlords during the summer period. Whether you're managing a student HMO or a family home, these tips will help you stay compliant and prepared for whatever summer brings.

My tenants are going away, can I check on the property while they're gone?

Even if your tenants are away for an extended period, their right to quiet enjoyment of the property still applies. This means you cannot enter the property without their explicit permission, except in an emergency. The standard legal requirement is to give at least 24 hours’ written notice for access, and even then, the tenant must agree. Being on holiday doesn’t override this.

If your tenants let you know they’ll be away for two weeks or more (which many tenancy agreements recommend) it’s a good idea to thank them and offer some gentle guidance to help keep the property safe. You might suggest they secure all windows and doors, clear perishables from the kitchen, unplug non-essential appliances, and consider setting a few timer switches to make the home appear occupied. It’s also sensible to have a friend or neighbour check in periodically for lengthy absences, and to leave emergency contact details in case anything goes wrong.

If your tenants are comfortable with you checking the outside or even briefly entering to inspect for maintenance issues, this must be agreed in writing beforehand. Some tenants will welcome the offer; others may prefer total privacy. 

By working with your tenants and documenting any agreed access in writing, you can ensure the property remains safe and compliant throughout their time away.

The garden is looking wild and overgrown. Can I charge the tenants to restore it?

If the garden is becoming overgrown during the tenancy, your first step should be to communicate with your tenants. Mid-tenancy is the ideal time to address any issues before they become end-of-tenancy deposit disputes.

Most tenancy agreements include a clause requiring tenants to keep the garden in a reasonable condition. This typically means basic maintenance like mowing the lawn, weeding borders, and keeping paths clear. However, not all tenants are confident gardeners, and some may not know what’s expected or may lack the tools. A polite reminder, along with some guidance or an offer to provide equipment, can often solve the issue.

If the tenant is unwilling or unable to maintain the garden and it’s becoming a concern, it’s best to open a dialogue early. However, if discussions stall or tensions rise, landlords can make use of the free mid-tenancy mediation service offered by TDS, to help resolve the issue fairly and informally. Mediation can be particularly useful in preventing small concerns from escalating into end-of-tenancy disputes.

At the end of the tenancy, if the garden has been neglected and the condition has deteriorated beyond what could be considered seasonal growth or fair wear and tear, you may be able to make a deposit deduction to cover reasonable restoration costs. This is only possible if:

• The tenancy agreement placed garden upkeep on the tenant
• The garden was handed over in good condition (ideally with inventory photos)
• You have before-and-after evidence and can show the difference
• The cost is proportionate and backed by an invoice or quote.

Most garden-related issues can be resolved without needing to reach for the deposit, especially if tenants are gently reminded and supported along the way.

My student tenants are moving out. What should I prepare for?

Summer is peak season for student tenancy changeovers, so being organised is essential. Once the tenants are due to leave, your first priority should be a thorough check-out inspection. Compare the current condition of the property against the check-in inventory, noting any damage, cleanliness issues, or maintenance requirements. Be sure to take dated photographs and gather any supporting evidence if you plan to make deductions from the deposit.

This period is also your ideal window to carry out essential tasks. These might include minor repairs, replacing worn furniture, repainting high-traffic areas, or attending to any maintenance that’s been delayed during the tenancy. Quick action here can prevent issues for the next tenants and ensure the property remains in good condition year after year.

Don’t forget your legal responsibilities. You’ll need to check that:

• The Gas Safety Certificate is valid (this is an annual requirement)
• The Electrical Installation Condition Report (EICR) is within its five-year window
• Smoke and carbon monoxide alarms are present, working, and compliant
• You’re prepared to issue new documentation for incoming tenants, such as the How to Rent guide, Energy Performance Certificate (EPC), Gas Safety Certificate, and deposit prescribed information.

If you're switching from one student group to another, you must re-protect the deposit within 30 days of receiving it and re-serve all the legally required documents. 

Lastly, keep in mind that student properties often operate on tight turnaround schedules. Having reliable contractors or cleaners on standby and preparing all paperwork in advance can help you avoid delays. Communicating clearly with outgoing and incoming tenants about expectations, key collection/return, and cleaning standards will also help things run smoothly.

My tenants say the property gets too hot in summer, am I required to provide fans?

There’s no legal requirement for landlords in the UK to provide air conditioning or cooling fans. However, overheating can be assessed as a hazard under the Housing Health and Safety Rating System (HHSRS), particularly in poorly ventilated or top-floor flats. While there’s no maximum indoor temperature set in law, persistent heat above 25–27°C, especially where vulnerable tenants are concerned, can in rare cases be flagged. Although it’s unlikely to be classified as a Category 1 hazard in most situations, landlords should ensure good ventilation and consider practical steps to help tenants stay comfortable, such as fitting blinds or supplying a fan.

Although not required, providing a fan or advising on practical ways to keep the home cool, such as using blackout blinds, reflective window film, or ensuring good airflow, can improve tenant comfort and reduce complaints. It’s worth noting that landlords are required to provide adequate heating in winter: at least 18°C in bedrooms and 21°C in living areas. But in summer, comfort measures remain at your discretion unless there’s a clear health and safety risk.

Summer can be a busy time for landlords, but it’s also a great opportunity to strengthen tenant relationships and stay on top of property upkeep. A little forward planning now can help prevent disputes later, and ensure everyone enjoys a smoother, stress-free season!

Not with the Tenancy Deposit Scheme?

Visit our TDS Help Centre to find more guides, tools and templates, all designed to make the life of a landlord easier.   
Some of our resources are only available to landlords who use the free deposit protection scheme at TDS Custodial or the insured scheme at TDS Insured. You can access all templates, tools and the full tenancy deposit management dashboard by joining the Tenancy Deposit Scheme.