Managing the tenancy
Landlords are responsible for many structural and essential repairs, including installations for water, sanitation, heating and hot water, and must keep the home safe and fit to live in. Responsibility can depend on the nature and cause of the problem, so deal with repair reports promptly. If we manage your property, we can agree a "float" allowing us to undertake minor repairs without the need to trouble you.
There is no single time scale for every repair. Urgent risks to safety, heating, water or security require a much faster response than minor maintenance. A sensible approach is to acknowledge problems quickly, assess their seriousness and keep the tenant informed of what is being done.
No. A tenant has the right to live in the property without unnecessary interference. For routine inspections or repairs, landlords generally need to give at least 24 hours' notice and visit at a reasonable time, unless there is a genuine emergency requiring immediate access.
There is no universal statutory interval. Periodic inspections are sensible, often every few months initially and then at an appropriate frequency depending on the property and tenancy. Inspections should be proportionate and arranged with proper notice rather than becoming intrusive. If Ashtons manage your property, we will inspect it twice a year and provide both a written and photographic commentary.
Look at general condition, maintenance, leaks, condensation, safety issues, gardens where relevant and whether any repairs are needed. The purpose should be to protect the property and support the tenancy, not to judge how somebody chooses to live within their home.
Fair wear and tear is the reasonable deterioration that occurs through normal use over time. A landlord cannot expect a tenant to return an older item in brand-new condition. Age, quality, length of tenancy and number of occupants all help determine what is reasonable.
First establish what happened and whether it is genuine damage rather than fair wear and tear or a landlord repair. Discuss appropriate repair or reimbursement with the tenant and keep evidence. Deposit deductions are normally considered at the end unless the parties agree another solution.
Act quickly and communicate. Establish whether the problem is temporary, keep an accurate rent schedule and consider an agreed repayment plan where appropriate. If arrears continue, current possession grounds may ultimately be available, but it is imperative that the correct legal process is followed and another reason for using a managing agent rather than self-managing your property.
Rent protection insurance is also recommended to provide landlords with additional financial security should rent payments fall into arrears. Ashtons can advise on suitable protection and help landlords arrange appropriate cover.
Establish the facts before reaching conclusions. Speak to the tenant, keep records and distinguish normal domestic living from genuine nuisance or antisocial behaviour. Serious or persistent antisocial behaviour can engage possession grounds, but evidence and proportionate action are important.
Only if the tenancy and landlord permit it. Unauthorised subletting can create legal, mortgage, insurance and licensing problems. If you suspect the occupation has changed materially, investigate carefully rather than taking immediate action without evidence.
You must consider the request properly. Since 1 May 2026, a request can only be refused where there is a valid reason. Consider the type of property, lease restrictions where legally relevant and the nature and number of pets and record the decision.
