🔧 Repairs and emergencies are part of being a landlord — but knowing what counts as urgent, how quickly to act, and how to communicate can make all the difference. Handling issues properly protects your property, keeps tenants safe, and helps you stay legally compliant.
Here’s a clear guide to managing repairs and emergencies in UK rental properties.
🚨 1. What Is an Emergency Repair?
Emergency repairs are issues that pose an immediate risk to health, safety, or the property, such as:
- No heating or hot water during cold weather
- Gas leaks or suspected carbon monoxide issues
- Electrical faults causing danger
- Serious water leaks or flooding
- Fire damage or security risks (broken doors/windows)
These issues should be treated as urgent and prioritised immediately.
⏱ 2. How Quickly Should Landlords Respond?
There’s no fixed number of hours in law, but guidance is clear:
- Emergency repairs: act as soon as possible (same day where feasible)
- Urgent repairs: within a reasonable timeframe (usually days, not weeks)
- Non-urgent repairs: agreed timescale with the tenant
Delays, especially with heating or safety issues, can lead to council enforcement or legal action.
📞 3. Provide an Emergency Contact
Every landlord should ensure tenants know:
- How to report repairs
- Who to contact out of hours
- What to do in a true emergency
Clear instructions reduce panic and help issues get resolved faster.
🛠 4. Use Qualified Professionals
For safety-critical repairs:
- Gas work must be done by Gas Safe engineers
- Electrical work should be carried out by qualified electricians
- Keep records of all work and inspections
Using the right professionals protects both tenants and landlords if problems arise later.
🧾 5. Keep Records of All Repairs
Always document:
- When the issue was reported
- What action was taken
- Who carried out the work
Good records are invaluable if disputes arise or councils become involved.
🤝 6. Communicate Clearly With Tenants
Good communication can prevent frustration:
- Acknowledge repair requests promptly
- Explain expected timescales
- Update tenants if delays occur
Even if you can’t fix a repair immediately, clear updates help maintain trust.
⚖ 7. Know What Tenants Are Responsible For
Tenants are usually responsible for:
- Minor tasks (changing light bulbs, bleeding radiators)
- Avoiding damage caused by misuse
- Reporting problems early
Clarifying this at the start of the tenancy can reduce misunderstandings.
✅ Quick Emergency Checklist for Landlords
✔ Emergency contact details provided
✔ Trusted contractors available
✔ Heating and safety issues prioritised
✔ Repairs logged and recorded
✔ Tenants kept informed
