The nights are drawing in and the weather’s getting colder and wetter in the UK. Mid to late autumn is the time of year when people in the UK naturally begin to think about winter and take steps to prepare for it. Not everyone does, of course, which can prove to be a huge mistake. And as an expat if you have a UK property that you rent out, failing to get your property ready for winter can have disastrous consequences. The winter weather potentially poses a serious risk, even if yours is a well-kept property.

Article written for Expat Network by GoSimpleTax

If you’re a UK private landlord and you haven’t already prepared your rental property for winter, you’re fast running out of time. So, what key tasks should be on your property maintenance and repair to-do list?

Speak to your tenants

Your tenancy agreement may allow you to carry out a winter property inspection. If not, introduce one into your tenancy agreements. If your current agreement doesn’t entitle you to access, explaining to tenants that you want to carry out maintenance to better winter-proof their home will hopefully do the trick. Obviously, it’s in their interests, too.

Making such a visit, with due notice given, also enables you to give a friendly reminder to your tenants about their responsibilities (as should be clearly set out in your tenancy agreement). This could be to ensure that leaves are not allowed to clog up drains or that bathroom windows must be opened momentarily to let out steam following shower or bath use to help prevent damp and mould (which won’t be good news for either of you).

Ventilation and insulation

So what should you do during your actual visit to your property? Check that any kitchen or bathroom ventilation fans are working properly and that all vents are clear. Look for mould or damp, which will need some attention if evident.

Also check that pipes are properly insulated, especially those in colder areas, such as lofts and garages, as well as external pipes. This can prevent them from freezing and bursting during very cold weather. Also consider whether the loft could do with better insulation, which can obviously reduce heat loss and heating bills. To save money, check to see whether you can get financial support from the Great British Insulation Scheme.

Heating systems, boilers and radiators

Property heating systems need to work harder in winter, which can cause problems. You should have your boiler serviced each year by an engineer who is experienced, qualified and registered. This should ensure that the boiler is in good working condition and running efficiently throughout the year. Your gas safety certificate must be renewed each year, of course.   

Radiators throughout will also need to be checked to make sure they’re working properly. You might need to bleed them to remove trapped air that prevents hot water from circulating properly. If the property is going to be empty, perhaps over Christmas and New Year, tenants should make sure that the heating still comes on for 30 minutes or so every day. Also check that the stopcock in your property is working properly, and that your tenant knows where it is should they need to shut it off during an emergency.

Windows, doors and locks

Make sure that windows and doors open as they should and that they’re well sealed, with draft excluders fitted on doors and windows. Repair and replace where necessary, because broken doors or windows can potentially pose a significant security risk. Crucially, check that all window and door locks are sound.

Roof and guttering

Also inspect the roof of the property for damage or missing roof tiles. High winds during winter can cause damage, which can lead to leaks that get much worse during winter. A pair of binoculars might help you to spot obvious issues from ground level, but also get up into the loft to look for any evidence of water getting in. Inspect ceilings, too. Having to fix a roof can prove expensive, because you may have to also pay for scaffolding to be put up.

Guttering also needs to be in good working order. Over time, leaks can develop in the guttering joints, which can damage nearby walls and create issues with damp or more serious structural issues over time. It’s essential to wait until it rains when checking guttering, because problems will be more evident. Obviously, you also need to ensure that autumn leaves are fully removed from gutters and external drains (window cleaners will sometimes take care of this for a few extra quid).   

Smoke, CO2 and security alarms

Check that all smoke and CO2 alarms are fitted and in reliable working order. If there’s a burglar alarm, test it fully. Obviously, do the same if the property has external security lights or security cameras. 

Allowable expenses for landlords

To save money, you might do some or most of the maintenance or repair work yourself. If not, and you have to get people in, thankfully,  property maintenance and repairs can be claimed as an allowable expense. However, when it comes to replacing doors, windows, etc, you can only replace on a like-for-like basis, you can’t fit more valuable windows or doors.

Installing a new security alarm system can only be claimed as an allowable expense if you’re replacing the previous security alarm system “like for like”. If that would have cost £800 but you spend £1,000 on a superior alarm system, you can only claim £800 as an allowable expense.

You claim allowable expenses by summarising your property repair and maintenance costs within the SA105 supplementary pages of your SA100 Self Assessment tax return. You don’t have to submit invoices and receipts for maintenance and repair costs with your tax return, but keep them safe, because HMRC can ask to see them as proof. Be sure to read 21 expenses you can claim as a private residential landlord.

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