Emsleys Estate Agents Logo Posted: 14th December 2023

How to approach repairs with a rental property

Disrepair and a Landlords Duty.

 

Section 11 of the Landlord and Tenant Act 1985 places a statutory duty to repair on landlords to carry out repairs. This means that a landlord has no excuses not to carry out repairs even in cases where these maybe unaffordable for them.

There is also the Homes (Fitness for Human Habitation) Act 2018 and the HHRS 2005 Hazards and Repairs guidance which classes heating, electric, sanitary, cooking, and white goods as a priority for tenants and as such items to be kept in good repair. Under the White Paper reforms currently passing through Parliament they are also looking to strengthen this and incorporate private rental homes into the Decent Home Standard which currently covers the social housing sector

 

There are a growing number of disrepair cases being taken by tenants and a growing number of legal firms offering a no win, no fee services to tenants. Damages for disrepair are normally calculated as a percentage rent reduction for the period of disrepair. Additional damages for out-of-pocket expenses can also be awarded for such items as lost wages, medical expense, and the cost of cleaning, repairing, or replacing damaged items.

 

A landlord is on notice as soon as a tenant reports a problem whether this be by phone, text, or email.

On receiving a report landlord/agents need to act swifty and do what a reasonable person would do.

They should find out the reasons for the disrepair and have the matter attended to promptly. If the repair needs more time to undertake you must keep the tenant informed of what’s being done and when. This should be done within 2 weeks.

Mitigation to this to offset any claim by a tenant can be if they do not allow access, or if it can be shown that they have created the disrepair.

 

The key to ensuring you have all matters in hand is to keep a paper trail record:

  1. When the disrepair was reported
  2. When the contractor was contacted and sent the order to investigate
  3. If the repair is made, follow up with the tenant that they are satisfied with the repair
  4. If a tenant does not respond, then you may wish to seek access to inspect the repair and ensure it’s been undertaken
  5. If the repair can’t be made right away, keep the tenant informed
  6. Log if a tenant is not allowing access
  7. Log if the contractor says the tenant has created the disrepair and get them to provide a report.

You may have to have an uncomfortable conversation with the tenant; however, you should put them on notice of the contractors report in case of any further issues that may arise.

 

Without an adequate paper trail then you will have little evidence and proof to counter a disrepair claim.

Remember a tenant cannot claim a disrepair until they can prove a landlord has failed to repair.

 

Estate Agents often have a bank of contractors and systems to keep records of repairs. If landlords are too busy to be able to execute their duties, then it may be worth talking to a local agent regarding managing their properties.

Contact Emsleys Estate Agents for advice on becoming a landlord for your property.

How to approach repairs with a rental property
need conveyancing?

need conveyancing?

We know how stressful and expensive moving home can be and we are here to help your next move go smoothly by providing you with a free, instant conveyancing quote.

Contact us today
AllAgents

"

The entire process was perfectly guided and well maintained with vigilant services leading to my satisfaction. Read more
Agha Muhammad Shaharyar

"

In a complicated house sale Lisa and the team at Emsleys were really helpful. Often as a buyer in the process you feel ignored but Lisa was respectful and really supportive throughout! Honestly I... Read more
Elena

"

Carol Flynn : she was very helpful and handled every enquiry quickly and professionally Thank you for all your help you made this process much easier Read more
Philip Macandrew

"

Very helpful. Easy and quick process. Good communication all around and very pleased with the experience. Read more
Callum convy

"

Can\'t thank the team at emsleys in crossgates enough! I was selling my non standard construction property and the knowledge and advice was fantastic. The team were always there to reassure... Read more
Leanne Meadowcroft

"

Fantastic Estate Agents, have assisted me immensely during my house buying process. David and Natalie were always very polite and professional, keen to solve my queries and keep me updated during... Read more
Christiana A

"

5* service from Emsleys on the sale of my house, Lisa was my key contact for my sale and was absolutely instrumental in the smooth running of my transaction and always kept me fully up to date.... Read more
Juliet Gough

"

From initial contact through to Exchange, proactive and attentive. Happy to recommend. Read more
Mike Burton

"

I found the staff to be throughly professional, market aware and approachable. They took on board what I was looking for and appropriate properties where passed forward for me to consider. I would... Read more
Aaron Casey

"

The selling of our home with Emsleys Estate Agents - Garforth was an absolute dream. Emma who came to do the original valuation was super friendly and helpful and explained all costs and charges... Read more
Shawney Mcgreavy

"

We were at the top of what proved to be a difficult chain at the bottom, but Lisa and Amber were so brilliant - always chasing down the chain and keeping us informed of every communication. They... Read more
Donna Donnelly

"

Amazing support through the whole buying process. Forever grateful and highly recommend. Read more
Patrycja Andrys

"

Kept informed and updated through out my home sale, everything went smoothly and quickly with helpful and knowledgeable staff to assist. Cannot fault the service. Read more
Lorraine edwards

"

Kept informed and updated through out my home sale, everything went smoothly and quickly with helpful and knowledgeable staff to assist. Cannot fault the service. Read more
Lorraine Edwards

"

Brilliant Estate Agents. Always helpful, friendly and contactable - either via email or telephone. Great contact between buyer and seller and help to chase things down and get things moving. Read more
Stacey Gearing

"

We found Emsleys Estate Agent to be professional, responsive and friendly, with a genuine concern for myself and sister during the sale of our mother\'s house. I would highly recommend them. Read more
Rachel

"

Great experience selling our property through Emsleys. The Sherburn office kept us updated throughout the entire process. Would highly recommend. Read more
Rhian Hibberd

"

Carole and her team were always very helpful and always professional. Emsleys estate agents provided outstanding service throughout my sale from start to finish. I couldn't have asked for more. Read more
Janice Barnard

"

Very helpful at every stage, I would recommend to others. Read more
Laura Jackson

"

Lisa, Emma and Amber were all fantastic from our initial query to completion day. They went the extra mile for us to communicate with our seller when needed. They also responded in excellent time... Read more
Sophie Roberts

"

Absolutely exceptional service! Emsleys recently sold my house and I was so glad that I selected them to work with. They were very professional, accurate on valuation and from start to completion... Read more
Emma

"

Really friendly staff, great service, I felt looked after- would recommend. Read more
AGATA NOWACZYK-NOLAN

"

Excellent service from start to finish, I can highly recommend this company. Read more
Lee Carruthers

"

Working with Emsleys Crossgates Estate Agents on the sale of my property was very easy - their communication was great and reactions to any queries that would delay things was spot on! Huge thanks... Read more
Jane Frost

"

Excellent service from all the Rothwell team from start to finish. They kept me up to date throughout the sale of my house Read more
John

"

Carol was amazing throughout our full journey selling our house. She was always there to answer our calls and help explain things. We would go as far as saying she went above and beyond to help us.... Read more
Charlotte May

"

Fabulous service from start to finish Emma, Lisa and Amber were very friendly, helpful and always available to help at each stage of the selling process nothing was too much trouble. Read more
Monica Ladle

"

Generated huge interest in our home after listing with another agent without success. Was on the ball throughout the sale and kept us up to speed with not only our sale but the rest of the chain Read more
Anthony Doone

"

We have recently sold our property through Emsleys in Sherburn, we had a very good response to the market and agreed on our sale within 3 weeks. Carol is very professional and a very nice helpful... Read more
Claire Joynson

"

Excellent efficient service from start to finish from the Emsleys team, and Carol in particular. Thanks very much! Read more
Daniel Fugler

"

Our experience with Emsleys was second to none. Carol especially was so helpful and everything went through as smooth as possible. Any queries she was able to answer and if not she did everything... Read more
Beth Ellis

"

We have had a great experience with using Emsleys. They have provided fantastic communication with us and put us at ease with the whole transaction. We couldn't recommend them enough for the... Read more
Kimberley Murphy

"

So happy with everything emsleys have done to help us sell our home. Carol has been amazing and helped us keeping track with the process of selling. Thank you so much x Read more
Jessica Reed

"

Carol was amazing in helping us with our house purchase. She guided us through the processes, explained everything to us, and provided regular updates which we greatly appreciated given that we... Read more
Rosie Brookes

"

Carol has been so incredibly helpful, communicative and has helped get the sale through. Couldn\'t have asked for better service. Read more
Jessica Walker

"

Purchased my home through the Sherburn in Elmet branch. Carol amp; Amber were so helpful throughout the whole process, they kept me up to date and liaised with the solicitors etc. would use again,... Read more
Roz Armitage

"

Provided excellent advice re selling by modern method of auction. Read more
Deborah Gower

"

Emsleys Sherburn in Elmet went above and beyond from start to finish!! You made the process so much easier. I thank my lucky stars we bought and sold through you guys. A special HUGE thank you... Read more
Chloe Griffiths

"

Great co ordination from Carol Flynn who really helped push things through for exchange and completion. Excellent service and good communication. Thank you! Read more
Phil Brown

"

We chose Emsleys based on recommendation, and I\'m glad we did. We received multiple offers at, and above, asking price on our property within a matter of days. Special thanks to Carol for... Read more
LAURA BARRITT

"

Excellent service throughout. Great service from Carol and Amber. Would recommend Read more
colin Askew

"

Pleasure to deal with, lovely team and kept me updated throughout around developments. Very happy with the service would recommend. Read more
Matthew Beecham

"

The before and after sales service provided by Emsleys - and, in particular, Carol - has been excellent. The Sherburn offices are staffed by helpful, friendly and well-informed staff, who advised... Read more
Sue Carden

"

A big thank you to Carol at Emsleys estate agents helping us with our move. Carol went above amp; beyond to help us amp; we would recommend Emsleys in Sherburn in Elmet to anyone. Thanks again to... Read more
jjsrebuild@gmail.com

"

I have been very impressed with Emsleys estate agents in Garforth in dealing with the sale of my property. From start to finish the service has been very professional, and I have been kept fully... Read more
Claire Hodgson

"

Emsleys went out of their way to ensure a wrinkle free purchase and hassle free procedure from beginning to end. Carol in particular went above and beyond her role to chase delays and rectify... Read more
P McTough

"

Prompt professional and conscientious, a pleasure to do business with. This is the second property we have sold through Elmsleys too marks Read more
Gerald Robinson

"

an excellent service which was always carried out with professionalism and a ready smile. Nothing was too much trouble and they updated us regularly. They were reassuring when we were concerned... Read more
Jean Thompson

"

Helpful friendly staff at sherburn office during purchase.always in communication.helped sale go through alot quicker.easy to get on with Namely Amber and Carol Read more
Stephen Smith

"

Good, friendly advice, very helpful and quick, efficient service. Many thanks to all staff involved. Will definitely use again. Thank you again. Read more
Paul Shann
How Much is Your Property Worth?

how much is your property worth?

Why Choose Emsleys? We're here to make selling your property as easy as possible. We’ll support you in all aspects of moving home; from an initial free market valuation, through to agreeing a sale.

Book a valuation