Living in your rented property

Landlords are responsible for many structural and essential repairs and must keep the home safe and fit to live in. This includes important installations such as heating, hot water, sanitation and electrical systems. Report problems promptly so they have an opportunity to investigate.

You are expected to take reasonable care of the property and may be responsible for damage caused by you, your household or visitors. Minor everyday tasks can also fall to the tenant. You are not normally responsible for defects arising through normal wear or a landlord's repairing obligation.

Use the agent or landlord's stated reporting process and give useful details, photographs and access information where possible. For an emergency, use the emergency contact arrangements. Keeping the report in writing provides a useful record for everyone.

Ashtons has a simple online reporting system that's available 24/7. It will take you quickly and easily through the process of reporting a repair. You can take a quick look now if you'd like Tenants maintenance request.

It depends on urgency. A serious safety issue, loss of heating in cold weather or major water leak requires a very different response from a sticking cupboard door. Your landlord should respond reasonably and keep you informed where contractors or parts cause delay.

Do not do this without advice or agreement. Tenants are generally expected to continue paying the agreed rent even where there is a repair dispute. Report the problem properly and use the available enforcement or complaint routes if the landlord fails to act.

No. You are entitled to live in your home without unnecessary interference. For routine inspections and repairs, at least 24 hours' notice is generally required, and the visit should be at a reasonable time, unless there is a genuine emergency.

There is no single fixed interval for every tenancy. Reasonable periodic inspections are normal, but they should not be so frequent that they interfere with your enjoyment of the home. You should receive appropriate notice.

Ask for permission before making changes. Many landlords are happy to discuss reasonable decoration, particularly in a longer tenancy, but you may be asked to use agreed colours or return the property to its original condition when you leave.

You can ask your landlord. Under the rules applying from 1 May 2026, a landlord must consider the request and can only refuse where there is a valid reason. Obtain permission rather than introducing a pet without telling them.

Speak to the landlord or managing agent first. An additional adult occupier may require consent, Right to Rent checks and possibly a change to the tenancy arrangements. Unauthorised occupation can also create overcrowding or licensing issues.

Not normally, unless your tenancy and landlord allow it. Subletting without permission can breach the tenancy and may create legal and licensing complications. Always obtain written agreement before taking in a paying occupier.

Tell the landlord or agent promptly rather than hiding it. Accidents happen and early reporting can prevent further damage. Depending on the circumstances, you may be responsible for reasonable repair or replacement costs, taking account of the item's age and condition.

It is the normal deterioration that occurs through ordinary use over time. Carpets flatten, paintwork ages and fittings wear. You should not be charged simply for returning an older item in an older condition, although actual damage or excessive deterioration can be different.

Contact the landlord or agent immediately. Ignoring the problem normally makes it harder to solve. Explain the circumstances and, where possible, propose a realistic payment plan. Rent arrears can ultimately lead to possession action, so seek financial advice early if the problem is serious.

Yes, but for an assured periodic tenancy the statutory rules must be followed. From May 2026, rent can normally be increased only once a year, not during the first year of a new tenancy, and the landlord must use the prescribed process and give the required notice.

Yes. If you believe a proposed increase is above the open-market rent for a comparable property, you can apply to the First-tier Tribunal. There are time limits, so obtain advice promptly after receiving the formal notice.

Start by setting out the issue clearly and giving them a reasonable opportunity to resolve it. Keep records of correspondence and evidence. Depending on the issue, redress schemes, the local authority, tenancy deposit scheme or courts and tribunals may provide further routes.