At Horton and Garton, we’ve spent years managing rental properties on behalf of landlords across West London and have a deep knowledge and understanding of rental property maintenance. We’ve seen first-hand how proactive maintenance can mean the difference between a well-run, profitable investment and a property plagued by constant repair issues and tenant complaints.
From leaking pipes and heating failures to persistent damp and electrical faults, some maintenance problems are almost inevitable—but they don’t have to become costly, time-consuming headaches. With the right approach, landlords can reduce repair costs, keep tenants happy, and protect their property’s long-term value.
In this guide, we’ll share the most common rental property maintenance issues we see, how to prevent them before they escalate, and when it makes sense to bring in professional support. Whether you manage one property or a growing portfolio, this is your essential roadmap to hassle-free property management.
The Most Common Rental Property Maintenance Issues
What are the most common rental property maintenance issues?
Property maintenance is one of the biggest ongoing challenges for landlords, with plumbing, heating, damp, and electrical issues among the most frequent and costly problems. Addressing these issues proactively can prevent minor faults from escalating into expensive repairs.
Plumbing Problems
Leaking pipes, dripping taps, blocked drains, and faulty toilets are among the most common tenant complaints. A small leak can quickly turn into a serious damp issue or structural damage if left unchecked. Routine inspections of pipework, sealants, and drainage systems can help prevent costly water damage.
Damp and Mould
Poor ventilation, excess condensation, and hidden leaks can lead to damp and mould, which not only damages the property but can also breach Section 11 of the Landlord and Tenant Act 1985 if it affects a tenant’s health. Installing adequate ventilation and addressing leaks promptly is essential.
Heating and Boiler Breakdowns
A failing boiler is not just an inconvenience; it’s a compliance issue. Under UK law, landlords must maintain heating and hot water systems in good working order. Annual Gas Safety Inspections (CP12 certificates) ensure that boilers remain efficient and safe.
Electrical Issues
Faulty wiring, outdated fuse boxes, and overloading circuits are potential fire hazards. Electrical Installation Condition Reports (EICRs) are now a legal requirement for rental properties, ensuring safety and compliance.
Preventing the Most Frequent Property Maintenance Problems
How can landlords prevent plumbing problems in rental homes?
Plumbing issues are one of the most common and disruptive rental property maintenance issues, often leading to costly repairs if not managed proactively. Leaky pipes, blocked drains, and inefficient water pressure can escalate quickly, impacting both the tenant experience and the structural integrity of the property.
To prevent leaks, landlords should ensure all pipework, taps, and joints are checked regularly, particularly in older properties where sealant can degrade. Hard water areas may require descaling treatments to prevent limescale buildup in pipes and boilers.
Blocked drains—typically caused by food waste, hair, and grease—can be minimised by installing drain guards and educating tenants on responsible waste disposal. Routine inspections of pipe insulation can also prevent freezing and bursts during colder months.
In terms of best practice, landlords should schedule annual plumbing maintenance to catch small issues early. A comprehensive inventory at check-in can also document the condition of sinks, pipes, and fixtures, helping to differentiate wear and tear from tenant misuse.
What causes damp and mould in rental properties, and how can you stop it?
Damp and mould are persistent issues in rental properties, often leading to tenant complaints, property damage, and potential legal repercussions. Under Section 11 of the Landlord and Tenant Act 1985, landlords are responsible for ensuring properties are fit for habitation—including preventing excess moisture and mould growth.
The three main causes of damp are:
- Condensation – Often due to poor ventilation, drying clothes indoors, and lack of heating.
- Rising Damp – Moisture seeping up from the ground due to compromised damp-proof courses (DPCs).
- Penetrating Damp – Water ingress from leaking roofs, gutters, or external walls.
To prevent these issues, landlords should install extractor fans in kitchens and bathrooms, encourage tenants to use trickle vents or dehumidifiers, and ensure DPCs are intact. Regular roof and gutter checks can prevent water ingress, and using mould-resistant paint can reduce the risk of recurring black mould patches.
Tenant education is key—providing a simple ventilation and heating guide at the start of a tenancy can go a long way in preventing condensation-related damp.
How can landlords handle boiler and heating system maintenance?
A faulty boiler isn’t just an inconvenience—it’s a legal compliance issue. Under The Landlord and Tenant Act, landlords must ensure that heating and hot water systems remain in good working order. A failure to maintain these could result in penalties and fines.
To prevent breakdowns, landlords should:
- Arrange an annual Gas Safety Check (CP12 Certificate) with a Gas Safe-registered engineer.
- Service the boiler annually to optimise efficiency and extend its lifespan.
- Bleed radiators before winter to prevent heating inefficiencies.
- Check water pressure levels to ensure the system is running optimally.
Tenants should also be advised to report low water pressure, cold spots on radiators, or strange boiler noises immediately. In emergencies, landlords must act swiftly—having a trusted heating engineer on call ensures rapid repairs and minimal disruption.
For landlords with multiple properties, a planned maintenance contract with a heating specialist can save time, money, and stress in the long run.
What are the most frequent electrical issues in rental properties?
Electrical faults are not just an inconvenience—they can be a safety hazard. Landlords are legally required to ensure that a property’s electrical installations are safe throughout the tenancy.
The most common issues include:
- Circuit breaker trips – Usually caused by overloaded circuits or faulty appliances.
- Outdated wiring – Particularly in older properties that haven’t been rewired in the last 25 years.
- Loose or exposed wiring – A potential fire risk, often found behind kitchen appliances or in poorly maintained light fittings.
Under The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must:
- Conduct an Electrical Installation Condition Report (EICR) every five years.
- Ensure that all sockets, switches, and lighting are in safe working order.
- Replace old fuse boxes with modern consumer units, which include RCD protection.
Encouraging tenants to report flickering lights, frequent circuit trips, or buzzing sockets early can prevent major faults. For landlords managing multiple properties, proactive electrical inspections can avoid unexpected, expensive repairs.
Managing Tenant Expectations and Responsibilities
How can landlords reduce tenant complaints about maintenance?
Maintenance-related issues are one of the biggest sources of landlord-tenant disputes. However, clear communication and a proactive approach can significantly reduce complaints and improve tenant satisfaction.
Key strategies include:
- Setting clear expectations – A comprehensive welcome pack outlining maintenance responsibilities (e.g., who changes lightbulbs or unblocks sinks) can prevent misunderstandings.
- Providing a clear reporting system – A dedicated email, online portal, or letting agent for maintenance requests ensures prompt action.
- Prioritising urgent issues – Responding swiftly to critical problems (heating failures, leaks, electrical faults) reassures tenants and builds trust.
A proactive maintenance plan—with scheduled inspections and preemptive servicing—also reduces the likelihood of last-minute emergency repairs.
What’s the best way to manage wear and tear in a rental property?
Wear and tear is an inevitable part of renting, but distinguishing it from tenant negligence or damage is crucial.
Wear and tear includes:
- Faded paintwork
- Worn carpets from foot traffic
- Loose door handles or scuffed skirting boards
Tenant-caused damage includes:
- Broken fixtures from misuse
- Burns, stains, or excessive holes in walls
- Neglect leading to major repairs (e.g., ignored leaks causing damp issues)
Regular property inspections, a detailed inventory, and a clear tenancy agreement help manage expectations. Routine touch-ups between tenancies—such as repainting and replacing worn fittings—can also maintain the property’s value.
Landlord Responsibilities and Compliance
How often should landlords inspect rental properties for maintenance?
Routine property inspections allow landlords to catch small issues before they escalate. The ideal frequency is:
- Every 3–6 months for general maintenance checks.
- At tenancy renewal to assess wear and tear.
- Before winter to check heating systems and insulation.
Landlords must give tenants at least 24 hours’ notice before an inspection.
What are a landlord’s legal responsibilities for property maintenance in the UK?
Under Section 11 of the Landlord and Tenant Act 1985, landlords are responsible for:
- Structural integrity – Roofs, walls, windows, and foundations.
- Plumbing and heating – Ensuring safe, working water and heating systems.
- Electrical safety – EICRs every five years.
- Fire safety – Smoke alarms and CO detectors in required locations.
Failure to meet obligations can result in fines, legal disputes, or enforcement action from local authorities.
When to Consider Professional Property Management
When should landlords hire a property management service to handle maintenance?
Managing maintenance is time-consuming. Many landlords opt for professional property management when they:
- Own multiple properties and struggle to keep up with repairs.
- Live far from their rental property.
- Want stress-free, hands-off management.
At Horton and Garton, we offer expert property management, ensuring compliance, tenant satisfaction, and proactive maintenance—saving landlords time, hassle, and unexpected costs.
Want to discuss how we can manage your rental property? Get in touch today.
