An autumn property plan for landlords

Seasonal planning is a way to reduce avoidable disruption, not a substitute for routine maintenance or statutory checks. Autumn is a useful point to review the condition of the building, confirm the heating works as intended and make sure tenants know how to report a problem. A short written plan also helps a landlord decide which jobs need a contractor before demand rises.

01Review the outside before wet weather

Look for visible signs of blocked gutters, loose downpipes, damaged roof edges, failing sealant and water collecting near the building. Check external doors and windows for obvious damage. Do not climb onto roofs or attempt work that needs specialist equipment. Record what you can safely observe, arrange a competent contractor for inspection or repair, and keep invoices and photographs with the property record.

• Test the heating system and confirm the tenant knows how to use its controls
• Check whether annual safety and service appointments are due, and book qualified providers
• Clear accessible drains and gutters where this can be done safely
• Review contact details for urgent repairs and out of hours reporting
• Plan access with the tenant and provide the required notice for non emergency visits
• Set a maintenance allowance for likely seasonal call outs and follow up work

02Prioritise by risk and consequence

A loose cupboard handle and a suspected roof leak should not sit in the same queue. Prioritise issues by their effect on safety, security, weatherproofing and essential services. Ask the person reporting the problem for clear details and photographs if appropriate, then acknowledge it and explain the next step. Record who is responsible, the target date, any access arrangement and whether the contractor has completed the work.

03Keep compliance separate from seasonal tasks

A seasonal walk through does not replace required safety arrangements, certificates or inspections. Keep a separate compliance calendar for gas, electrical, alarms, energy documents and any local licence conditions that apply to the property. GOV.UK sets out landlord duties for safety, deposits, Right to Rent in England and other obligations. Local licensing rules can vary by council and address, so check the relevant local authority.

Before a contractor visits, provide a clear description, access instructions and any relevant history. Afterward, ask for the work completed, parts fitted, limitations and recommended follow up in writing. This creates a useful record if the same fault returns and helps the landlord judge whether the repair resolved the underlying cause.