The Complete Landlord's Maintenance Schedule for London Properties

Introduction: Protecting Your Rental Investment

Successful property letting in West End London requires more than finding good tenants and collecting rent. Proactive maintenance protects your investment, fulfills legal obligations, maintains property value, and keeps tenants satisfied. As RICS surveyors who manage building surveys for hundreds of rental properties across Mayfair, Marylebone, Kensington, and Westminster, we understand the maintenance challenges landlords face.

This comprehensive guide provides the complete maintenance schedule every London landlord needs—covering legal obligations, recommended inspections, seasonal tasks, and cost-effective preventative maintenance that protects long-term investment value.

Legal Obligations for London Landlords

Gas Safety (Gas Safety Installation and Use Regulations 1998)

Requirement: Annual Gas Safety Certificate by Gas Safe registered engineer

Covers: All gas appliances, pipework, flues

Cost: £60-£120 per property

Penalty: Unlimited fine and/or 6 months imprisonment for non-compliance

Electrical Safety

Requirement: Electrical Installation Condition Report (EICR) every 5 years

Cost: £150-£300 depending on property size

Obligation: Repair defects highlighted in report

Smoke and Carbon Monoxide Alarms

Requirements:

• Smoke alarm on each storey
• Carbon monoxide alarm in any room with solid fuel appliance
• Test at start of each tenancy

Cost: £15-£40 per alarm | Penalty: Up to £5,000 fine

Energy Performance Certificate (EPC)

Requirement: Valid EPC (rating E or above) before letting

Duration: 10 years

MEES: Minimum Energy Efficiency Standards prohibit letting below rating E

Cost: £60-£120 | Penalty: Up to £5,000 per breach

Right to Rent Checks

Requirement: Verify tenant immigration status before tenancy starts

Penalty: Up to £3,000 per illegal occupant

Deposit Protection

Requirement: Protect deposits in government-approved scheme within 30 days

Penalty: 1-3x deposit value if not protected

Repair and Maintenance Obligations

Under Landlord and Tenant Act 1985, landlords must maintain:

• Structure and exterior (roof, walls, windows, doors)
• Installations for water, gas, electricity, sanitation
• Installations for space and water heating

Annual Maintenance Schedule

January-March (Winter Maintenance)

Essential Tasks:

• Boiler service: Annual service by Gas Safe engineer (£80-£120)
• Gas Safety Certificate: Annual legal requirement (£60-£120)
• Heating system check: Radiators, thermostats, timers (£60-£100)
• Roof inspection: Check for storm damage, missing tiles/slates (£150-£300 for professional inspection)
• Gutters and downpipes: Clear debris, check for leaks (£80-£150 cleaning service)

April-June (Spring Maintenance)

Essential Tasks:

• External decoration inspection: Check paint, render, pointing (professional survey if concerns: £300-£600)
• Window maintenance: Check seals, operation, glazing (repairs: £50-£200 per window)
• Garden maintenance: Ensure tenant maintaining or arrange contractor (£30-£80 per visit)
• Damp checks: Inspect for signs of penetrating or rising damp (treatment: £500-£5,000+)
• Drainage check: Clear drains, check for blockages (drain survey if issues: £200-£500)

July-September (Summer Maintenance)

Essential Tasks:

• Sash window servicing: Lubricate, adjust, check cords (£60-£150 per window)
• External paintwork: Touch up as needed (full redecoration every 5-7 years: £3,000-£12,000)
• Roof space inspection: Check for leaks, insulation, pest activity (£100-£200)
• Fire safety check: Test smoke/CO alarms, check fire doors if HMO (alarm replacement: £15-£40)
• Electrical safety: EICR every 5 years (£150-£300)

October-December (Autumn/Winter Preparation)

Essential Tasks:

• Gutter cleaning: Remove autumn leaves, check downpipes (£80-£150)
• Heating system test: Test before winter, bleed radiators (£60-£100)
• Draught-proofing check: Windows, doors, letterboxes (materials: £50-£200)
• External tap insulation: Prevent freeze damage (£10-£30)
• Property inspection: Full condition review before winter (professional survey: £300-£800)

Five-Year Maintenance Plan

Year 1

• Full RICS building survey before first letting (£600-£1,200)
• Gas Safety Certificate
• EICR electrical safety report
• EPC if required
• Boiler service
• Deep clean and redecoration between tenancies (£1,500-£5,000)

Year 2-3

• Annual gas safety and boiler service
• Bi-annual property inspections
• Responsive maintenance to tenant requests
• Gutter cleaning (twice annually)
• Minor repairs and decoration (budget £1,000-£3,000 annually)

Year 4-5

• EICR electrical inspection (Year 5)
• Full property condition survey (£600-£1,200)
• Major redecoration likely required (£3,000-£12,000)
• Carpet replacement (£20-£40 per m²)
• Kitchen/bathroom refresh if required (£5,000-£25,000)

Property Inspection Schedule

Pre-Tenancy Inspection

Before new tenants move in:

• Comprehensive inventory with photographs
• Test all appliances and systems
• Document property condition (protects deposit disputes)
• Provide tenants with operating instructions

Cost (professional inventory): £150-£400

Periodic Inspections

Recommended frequency: Every 3-6 months

Focus areas:

• General cleanliness and property condition
• Tenant maintenance obligations being met
• Early identification of maintenance issues
• Appliance condition and operation
• Smoke/CO alarm functionality
• Signs of unauthorized alterations or occupancy

Cost (letting agent): £60-£150 per inspection

End of Tenancy Inspection

Before deposit return:

• Compare condition to inventory
• Photograph any damage or cleaning issues
• Identify necessary repairs/cleaning
• Document meter readings

Common Maintenance Issues and Costs

Emergency Repairs (24-48 hours)

• Boiler breakdown (repair £150-£400 | replacement £2,000-£4,000)
• Burst pipes (emergency plumber £200-£600)
• Roof leaks (emergency repairs £300-£1,500)
• Heating failure in winter (emergency service £150-£400)
• Electrical faults (emergency electrician £150-£400)

Routine Maintenance

• Blocked drains (£80-£200)
• Dripping taps (£60-£120)
• Stuck windows (£80-£200)
• Door lock repairs (£80-£150)
• Minor plumbing (£80-£200)

Major Repairs (Cyclical)

• Full rewiring (every 25-30 years: £6,000-£15,000)
• Boiler replacement (every 10-15 years: £2,000-£4,000)
• Roof repairs (every 15-25 years: £8,000-£30,000)
• External decoration (every 5-7 years: £3,000-£12,000)
• Window replacement (every 25-40 years: £800-£2,000 per window)

Tenant vs. Landlord Responsibilities

Landlord Responsible For:

• Structural repairs (roof, walls, floors)
• External maintenance
• Gas, electrical, plumbing, heating systems
• Boiler breakdowns and repairs
• Appliance repairs (if provided by landlord)
• Damp and mold (unless caused by tenant lifestyle)
• Safety certificates and compliance

Tenant Responsible For:

• General cleanliness
• Minor repairs (lightbulbs, batteries in smoke alarms)
• Reporting maintenance issues promptly
• Garden maintenance (if specified in tenancy)
• Damage beyond fair wear and tear
• Condensation management (adequate heating and ventilation)
• Bleeding radiators

Annual Maintenance Budget

One-Bedroom Flat (West End)

• Gas safety and boiler service: £150
• Maintenance and repairs: £800-£1,500
• Professional inspections: £300-£600
• Total annual budget: £1,250-£2,250

Two-Bedroom House

• Gas safety and boiler service: £150
• Gutter cleaning (bi-annual): £160
• Maintenance and repairs: £1,500-£3,000
• Professional inspections: £400-£800
• Total annual budget: £2,210-£4,110

Three-Bedroom House

• Gas safety and boiler service: £150
• Gutter cleaning (bi-annual): £200
• Garden maintenance: £600-£1,200
• Maintenance and repairs: £2,000-£4,000
• Professional inspections: £600-£1,200
• Total annual budget: £3,550-£6,750

Plus cyclical costs: Set aside 1-2% of property value annually for major works

Working with West End Surveyors

Our landlord services include:

• Pre-letting building surveys identifying maintenance priorities
• Periodic condition surveys tracking property deterioration
• Maintenance planning and budgeting advice
• Dilapidations assessments at tenancy end
• Expert witness services for deposit disputes
• Compliance audits (gas, electrical, EPC, fire safety)

We help landlords protect their investments through proactive maintenance planning and professional property assessments.

Conclusion: Proactive Maintenance Pays

Successful landlording requires systematic maintenance planning, legal compliance, and proactive property management. Regular inspections, preventative maintenance, and rapid response to issues protect property values, maintain tenant satisfaction, and prevent expensive emergency repairs.

Invest in professional surveys, maintain comprehensive records, budget adequately for repairs, and treat your rental property as the valuable asset it is.