The Biggest Maintenance Mistakes (and How You Can Avoid Them)

Being a landlord is a demanding role, requiring a keen eye on everything from tenant relations to financial management. Among the many hats you wear, property maintenance is arguably one of the most critical – and often, one of the most neglected until it's too late. While there isn't just one single maintenance misstep that can derail your landlord journey, there's a cluster of common errors that collectively represent the biggest maintenance mistakes landlords make.

These mistakes aren't always about fixing something incorrectly; more often, they're about what isn't done, or done too late.

The Cluster of Common Maintenance Missteps:

1. Procrastination on Small Repairs (The King of Mistakes): This is the most insidious error. A dripping tap, a loose cabinet hinge, a slightly stained ceiling from a suspected minor leak – these are often dismissed as non-urgent. The truth? These tiny issues are like unaddressed symptoms of a growing illness. A neglected drip can lead to significant water damage, rot, and mould. A loose hinge might seem harmless until the cabinet door falls off, damaging the floor or injuring someone. What would have been a quick, inexpensive fix becomes a major, costly overhaul.

   
   

2. Neglecting Preventative Maintenance: Many landlords operate in a purely reactive mode: "If it ain't broke, don't fix it." This mindset is a direct path to expensive emergencies. Ignoring routine tasks like cleaning gutters, checking HVAC filters, inspecting the roof for loose shingles, or having plumbing lines periodically checked can lead to catastrophic failures. A clogged gutter causes water to back up, damaging fascia boards and foundations. A dirty HVAC system runs inefficiently, driving up utility bills and eventually failing prematurely.

   
   

3. Poor Communication with Tenants: Tenants are your eyes and ears on the ground. If they don't feel comfortable reporting issues, or if their reports are met with delays and indifference, small problems will go unreported until they've exploded into crises. A tenant might notice a faint smell of gas but hesitate to report it if previous minor requests were ignored. This isn't just a maintenance oversight; it's a safety hazard and a relationship breakdown.

   
   

4. Lack of a Systematised Approach: Do you have a clear process for tenants to report issues? Do you track repairs, their costs, and completion dates? Do you have a list of trusted contractors? Many landlords operate on an ad-hoc basis, scrambling when something goes wrong. This disorganisation leads to delayed repairs, overpaying for rush jobs, and overlooking recurring problems that indicate a deeper issue.

   
   

5. Cutting Corners on Quality (Materials & Labour): While it's natural to want to save money, opting for the cheapest materials or hiring inexperienced labour for critical repairs can be a false economy. Substandard fixes often fail quickly, requiring repeat repairs (and repeat costs). For example, using cheap paint that peels in a year, or hiring an unlicensed "handyman" for electrical work, can lead to costly re-dos, safety hazards, and potential liability issues.

   
   

Why These Mistakes Are So Costly:

• Escalating Costs: As noted, a small repair can balloon into a massive expense if left unaddressed.

  
  

• Tenant Turnover: Unhappy tenants due to neglected maintenance will move out, leading to costly vacancies, marketing expenses, and cleaning/prep work for new tenants.

  
  

• Legal & Safety Risks: Neglecting maintenance can put you in violation of landlord-tenant laws, leading to fines, lawsuits, and liabilities for injuries sustained due to unsafe conditions.

  
  

• Reduced Property Value: A property that consistently needs emergency repairs and shows signs of deferred maintenance will lose value over time.

  
  

• Stress and Time Drain: Constant emergencies and tenant complaints are incredibly stressful and consume vast amounts of your valuable time.

  
  

How You Can Avoid Them:

The key to avoiding these pitfalls is to shift from a reactive mindset to a proactive, systematic approach.

1. Embrace Preventative Maintenance:

   • Create a schedule: Develop a seasonal or annual checklist for tasks like gutter cleaning, HVAC servicing, smoke detector checks, and exterior inspections.

     
     

   • Budget for it: Factor preventative maintenance into your annual property budget. It's an investment, not an expense.

     
     

2. Foster Open Communication:

   • Easy reporting: Provide tenants with clear, easy ways to report issues (e.g., online portal, dedicated email/phone).

     
     

   • Prompt response: Acknowledge maintenance requests immediately, even if it's just to say, "Received, we'll be in touch with a plan."

     
     

   • Follow up: Ensure repairs are completed to the tenant's satisfaction.

     
     

3. Act Swiftly on ALL Repairs:

   • Prioritise, but don't postpone: Categorise issues by urgency, but aim to address even minor ones within a reasonable timeframe (e.g., 24-48 hours for urgent, 3-7 days for minor).

     
     

   • Educate yourself: Understand common household issues so you can quickly assess the situation and potentially offer minor DIY solutions or know when to call a pro.

     
     

4. Systematise Your Maintenance Process:

   • Digital tracking: Use a spreadsheet or property management software to log all maintenance requests, actions taken, costs, and contractor details.

     
     

   • Reliable network: Build a roster of trusted, licensed, and insured contractors (plumbers, electricians, handymen, roofers) before you need them urgently. Get multiple quotes and check references.

     
     

5. Invest in Quality (Where it Counts):

   • Durable materials: Opt for mid-to-high quality materials for high-wear areas (flooring, paint, fixtures) that will last longer and require less frequent replacement.

     
     

   • Qualified professionals: Don't scrimp on skilled labour for critical systems like plumbing, electrical, and HVAC. The cost of a bad repair can far outweigh the savings on cheap labour.

     
     

By adopting these proactive strategies, you'll not only save significant money and headaches in the long run but also cultivate happier, longer-term tenants, and protect the value of your most important asset: your rental property. Don't let maintenance mistakes cost you – take control and stay ahead of the curve!

At Elliot Leigh, our Guaranteed Rent Scheme simplifies property management by taking care of all maintenance concerns. We have a dedicated in-house team to handle all minor repairs at no cost to the landlord. We conduct regular property inspections every 8-12 weeks and between tenancies to ensure your property remains in excellent condition. When a tenant moves out, we refresh the property, including minor maintenance, painting, and cleaning, at no charge to you. This comprehensive approach means you receive consistent rent without the usual hassles of property upkeep.

Ready for a stress-free landlord experience? Contact Elliot Leigh today to discover how our Guaranteed Rent Scheme can benefit you.