✏️ Updated March 2026
Rent to Rent Repairs:
Who Is Responsible for What?
Maintenance and repairs are one of the biggest sources of confusion and conflict in rent to rent. Get clarity on who pays for what — and how to structure your contract and budget so repairs never catch you off guard.
What This Guide Covers
The Three-Party Responsibility Split
Rent to rent involves three parties: the property owner (landlord), you (the operator/sub-landlord), and your tenants. Maintenance responsibility is split between all three — and the boundaries are not always obvious without a clear contract.
What the Landlord Is Responsible For
Under Section 11 of the Landlord and Tenant Act 1985, landlords have statutory obligations to repair and maintain certain elements regardless of what the tenancy agreement says. In a rent to rent structure, the property owner retains these obligations: For more detail, see our guide to rent-to-rent tenancy agreements.
- Structure and exterior: Roof, walls, foundations, windows, external doors, guttering and drainpipes
- Installations for gas, electricity and water: Boilers, central heating systems, electrical wiring, water supply pipes
- Sanitation: Baths, sinks, toilets and associated pipework
- Space and water heating: The landlord must keep heating systems in working order
What You Are Responsible For as the Operator
As the day-to-day manager of the property, you typically handle:
| Item | Who Pays | Notes |
|---|---|---|
| Furniture repairs and replacement | You | You supplied the furniture — it is your asset to maintain |
| Appliance repairs (white goods you supplied) | You | Washing machine, fridge, microwave you installed |
| Light bulb replacement | You | Day-to-day consumable — tenant or operator |
| Boiler service (annual) | You | Typically your obligation as operator/HMO manager |
| Minor plumbing (blocked drains, washers) | You | Routine maintenance — operator responsibility |
| Decorating (wear and tear) | You | Periodic redecoration between tenancies |
| Boiler replacement (end of life) | Landlord | Major capital item — property owner’s responsibility |
| Roof repair | Landlord | Structural — property owner’s responsibility |
| Damp caused by building structure | Landlord | Penetrating damp from structure is landlord’s issue |
| Damage by tenants | Tenant | Recover from deposit or pursue as debt |
How to Clarify Responsibility in Your Contract
Your management agreement with the landlord must include a clear maintenance schedule defining who is responsible for each category of repair. Key clauses to include: For more detail, see our guide to rent-to-rent management agreements.
- Operator’s maintenance limit: Define a spend limit (typically £200–300 per incident) up to which you authorise and pay for repairs without landlord approval. Above this limit, landlord approval is required (except genuine emergencies).
- Emergency repairs: Define what constitutes an emergency (no heating in winter, water leak, gas escape) and confirm you have authority to instruct contractors immediately in emergencies regardless of cost — to be reimbursed by the responsible party.
- Structural issue notification: You will notify the landlord in writing within X days of becoming aware of any structural issue. The landlord will arrange and fund remediation within X days of notification.
- Landlord’s appliances: Confirm whether any appliances were present when you took the property (landlord’s) versus installed by you (yours). This distinction matters when things break down.
Budgeting for Maintenance
🔧 Recommended Monthly Maintenance Buffer
Most months you will spend nothing — then occasionally face a £300 appliance repair or £200 furniture replacement. Holding the buffer as a rolling reserve (not spending it if unused) means you are always prepared for larger one-off costs.
Building a Maintenance System
- Reporting channel: Give tenants a single WhatsApp group or email address for maintenance requests. Respond to all requests within 24 hours — even if just to acknowledge and give a timeline.
- Contractor list: Build a list of reliable, reasonably priced local tradespeople before you need them. Plumber, electrician, handyman, locksmith. Have contact details ready, not Google-searching them at 11pm during an emergency.
- Inventory on takeover: Document the condition of every item in the property with dated photos when you take it on. This is your baseline for tenant damage claims and landlord repair disputes.
- Quarterly inspections: Visit each property quarterly to identify developing issues before they become expensive problems. A slow leak caught at 3 months costs £80. The same leak left for 12 months might cost £3,000 in damage.
- Property management software: Tools like Arthur Online, Fixflo, or even a simple spreadsheet can track outstanding maintenance requests and ensure nothing falls through the cracks. See: Property Management Software Guide →
Frequently Asked Questions
Who pays if the boiler breaks down in a rent to rent HMO?
This depends on the cause. Annual servicing and minor repairs to keep the boiler running are typically your responsibility as the operator. If the boiler fails completely at end of life and needs full replacement, this is a structural/major capital repair that falls to the property owner. Your management agreement should clarify this distinction explicitly. In practice, a boiler that fails in winter is an emergency — you arrange the fix immediately and resolve the cost allocation with the landlord afterwards, because your tenants cannot wait.
Can I charge tenants for damage they cause?
Yes — you can deduct the cost of damage beyond fair wear and tear from the tenant’s security deposit, subject to deposit protection scheme rules. You must provide evidence of the damage (inventory photos, repair receipts) and give the tenant the opportunity to dispute the deduction. For damage that exceeds the deposit amount, you can pursue the tenant through the small claims court — though in practice most operators only do this for significant amounts. Good upfront screening, a thorough check-in inventory, and clear house rules significantly reduce the incidence of tenant damage. For more detail, see deposit protection requirements.
Want to Run Your Properties Hands-Off?
Property Accelerator covers maintenance systems, contractor management, and scaling to a fully systematised portfolio. For more detail, see setting up a maintenance system.
Watch the Free Training ← Tenant Management Guide