Written by Benjamin Lovett, Manager of Benjamin ServicesPublished:
Start with any repair that threatens someone’s safety. Next, stop faults that could spread or cause further damage. Restore essential facilities, then schedule the remaining work according to its effect on the tenant and the property. Recheck the order whenever new information comes in.
That order is a practical way to manage a list of faults, not a substitute for checking the landlord’s duties or a deadline set by an inspection, notice or applicable rule. Two reports that sound alike may need different responses once the actual risk is assessed.
Set the repair order by risk and impact
Ask what could happen if each fault is left as it is. A broken fitting may be inconvenient; exposed wiring, water near electrics or a suspected gas leak raises a different question. If a report suggests an immediate danger, do not wait to finish a general list or ask the tenant to investigate a dangerous system.
- Safety first
Get suspected gas, electrical, fire, serious structural or other immediate hazards assessed by the appropriate specialist. Make sure occupants know which area or equipment to avoid. If there is an immediate emergency, use the relevant emergency service.
- Stop damage spreading
Arrange safe containment of active leaks, water ingress or other faults that may damage the building or neighbouring homes. A temporary measure can reduce damage while the underlying defect is investigated and properly repaired.
- Restore essential use
Prioritise loss of heating or hot water, unusable sanitary facilities and other faults that materially affect daily life. Consider how many facilities are affected, the weather, the people living there and whether any safe alternative exists.
- Plan lower-impact work
Schedule minor defects and making good once the cause and any safety concerns are addressed. A cosmetic finish should not be repaired before the leak or other fault behind it is resolved.
These are judgement stages, not universal legal time limits. In England, landlords have responsibilities for the structure and exterior, sanitary fittings, heating, hot water, gas equipment and electrical wiring. The facts of the individual property and any formal notice or inspection findings still matter.
Check the cause before committing to a repair
Take a short description of each fault: when it started, whether it is getting worse, which rooms or services are affected and whether anyone may be at risk. Ask for photographs only when they can be taken safely. Record reports separately even if they arrive in one message, and note when each was raised and acknowledged.
Some issues share a cause. A roof leak may leave a stained ceiling and damp patches; repairing the ceiling first would leave the source untouched. Water from a pipe can also create an electrical concern. Ask the relevant trades to identify and make safe the source before organising reinstatement. Where the source is unclear, an assessment should precede a fixed repair plan.
Keep distinct types of work distinct. An EICR concerns the condition of an electrical installation; a reported electrical fault may require fault finding and repair. A gas safety check likewise does not replace diagnosing a broken boiler. Use the appropriate inspection or repair process for the problem actually reported.
Check time-sensitive findings separately. If an inspection report, enforcement notice or other applicable requirement calls for action by a particular date, log that requirement alongside the fault. Do not assume the general repair order above changes it.
Give the tenant a clear plan
Tell the tenant which issue is being dealt with first, what assessment or work is arranged, and when you will update them. Confirm access arrangements and any safe interim measures recommended by the relevant professional. If a visit reveals a higher risk than the original report suggested, change the order and explain the change.
For each item, keep the report, photographs where available, assessment, appointment details, work completed and the tenant’s confirmation or follow-up report together. This helps distinguish a completed repair from one that has only been contained. Review outstanding faults after each visit; a repair that initially looked minor can move up the list if it worsens.
Where several trades or rooms are involved, a coordinated repairs and maintenance plan can put assessment, urgent work and making good in a sensible sequence. If the job becomes a substantial programme to restore damage across the home, the full house repairs service covers that separate scope. Planned improvements to change or refurbish the property are a different decision from resolving existing faults.
Example: four problems reported at once
A tenant reports a kitchen leak close to a socket, no hot water, a bedroom window that will not close and a scuffed internal door. First, treat the leak near the socket as a possible electrical hazard and seek a safe assessment. Arrange containment of the water source. The loss of hot water and the unsecured window need prompt assessment in light of the tenant’s circumstances, security, weather and any applicable obligations; their exact order depends on what those assessments find. The scuffed door can usually wait until the higher-impact issues are under control.
The example shows why a rigid list is insufficient. If the window leaves the home insecure, or the loss of hot water has a greater effect than first understood, the plan should change. Record the decision and update the tenant.
Need to organise several property repairs?
Tell Benjamin Services which faults have been reported, where they are and whether any immediate hazard has been identified. We can discuss the repair work and the appropriate next step for your London property.
Call Benjamin Services: 07405 440644