Routine maintenance
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Routine maintenance is important for landlord responsibilities and tenant safety. Landlords are obligated to perform regular safety checks, service gas appliances annually, and consider maintenance contracts. Electrical checks should occur every 5 years minimum. Smoke alarms and carbon monoxide detectors must be installed and tested regularly. Legionnaires' disease risks should also be assessed and addressed through water maintenance. Other routine tasks include redecorating, carpet replacement, gutter cleaning, and garden upkeep.
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Routine maintenance
- 2. Routine maintenance • There are several routine checks that landlords are either obliged or recommended to do to ensure safety of premises • Routine maintenance will reduce emergency incidents • Communicate to tenants moving in that they can expect these checks to be done and that you will be requesting access at a mutually convenient time
- 3. Gas safety certificate • As previously discussed, landlords must maintain all gas appliances (and flues serving them) • Annual gas safety check by a Gas Safe registered engineer is a legal requirement • Consider completing a service of gas appliances at the same time
- 4. Service contracts • Several providers; often supplied by utility companies • Monthly fee • Different tiered service levels; standard usually includes annual gas safety certificate, boiler service and any maintenance • Can also extend to cover full plumbing system and electrical checks
- 5. Electrical condition reports • Now mandatory for all PRS although a consultation process underway – Housing and Planning Act 2016 • Recommended to have full check minimum every 5 years • Visual checks to be completed on each changeover of tenant (can be completed by landlord or agent) • Landlords should also consider carrying out Portable Appliance Testing (PAT testing) where appliances are provided by the landlord
- 6. Smoke alarms and carbon monoxide England only • Applies from 1st October 2015 • Requirement to provide smoke alarm on every habitable floor of property • Must be tested at start of tenancy (battery operated acceptable) and record of check recorded • Recommended to test at each property inspection, get tenants to sign inspection form to confirm they’ve been checked • Carbon monoxide reader in ‘high risk’ rooms such as those with solid fuel systems • Civil penalty for non-compliance
- 7. Legionnaires disease • High risk in warmer temperatures, particularly where there is standing water • Landlords must carry out risk assessments and take precautionary actions • Flush out all water outlets for 3+ minutes and disinfect with particular care to shower heads • Ensure hot water reaches 60+ degrees to kill bacteria • Standing water tanks should be cleared from debris and adequately covered
- 8. Other routine maintenance Landlords should consider carrying out other regular maintenance in order to prevent dilapidations such as: • Regular redecorating both internally and externally (standard every 3-5 years depending on condition) • Replacing carpets to prevent threading and trip hazards (standard every 3-5 years depending on condition) • Cleaning of gutters and checking for slipped roof tiles (standard every year) • Whilst tenants may be responsible for general upkeep of gardens, landlords will be expected to maintain fences and borders and keep large trees under control where needed