That dripping gutter you noticed in December? It's been leaking into the fascia board for three months. Spring is when you find out what winter actually did to your property, and the earlier it's caught, the cheaper the fix.

The average UK landlord now spends £1,374 a year on maintenance, up 26% since 2022 according to Towergate Direct. A lot of that goes on emergency callouts that a spring check could have prevented. Here's what to look at this season before something small turns expensive.

A quick note on who does what

How you act on this checklist depends on how your property is managed.

If you use a fully managed letting agent, most of this should already be handled for you. Your agent arranges inspections, books tradespeople, and deals with tenant communication. But it's still your property and your liability. This checklist is your prompt to confirm the work is in hand and check nothing has slipped through.

If you're on a let-only or rent collection service, your agent found the tenant and may collect rent, but day-to-day maintenance sits with you. You'll need to arrange inspections and book contractors yourself, or ask your agent what they can add on.

If you self-manage, the whole list is yours. The good news is that spring is the quietest time of year for most trades, so you'll find it easier to get appointments now than in autumn.

Whatever your setup, the property is your responsibility. Knowing what should be checked, and when, keeps you in control.

Start with the outside

A full exterior check should happen every spring. If your agent handles inspections, confirm this is on the schedule. If you're arranging it yourself, here's what to look for:

• Gutters and downpipes. Clear leaves and debris from winter. Blocked gutters push water against walls, which leads to damp inside. Cleaning typically costs £50–£100 for a standard house, but expect to pay more for taller or harder-to-reach properties.
• Roof tiles. Check for anything missing, cracked, or slipped. A single missing tile lets in months of water damage before anyone notices. Binoculars from the ground will do.
• External walls and paintwork. Look for cracks, peeling paint, or blown render. Winter moisture gets into small cracks and expands them. A tube of filler now is cheaper than a damp problem in October.
• Paths and steps. Frost can crack paving slabs and loosen handrails. That's a slip hazard for your tenants and a liability issue for you.

If your agent carries out periodic inspections, ask whether the exterior is included or just the interior. It varies.

Confirm your safety checks are booked

Spring is the quietest time of year for gas engineers, so appointments are easier to get and sometimes cheaper. Your annual gas safety check is a legal requirement. While you're getting that booked, it's worth considering a boiler service at the same time. It's not legally required, but it keeps the boiler under warranty, catches faults early, and typically saves money by combining both visits.

A gas safety certificate costs £60–£90 depending on the number of appliances, and a boiler service runs £80–£120 according to Checkatrade. Combine them in one visit and you'll typically save £20–£40.

For fully managed landlords, your agent should handle scheduling. But certificates are legally your responsibility, so it's worth confirming dates rather than assuming. Ask your agent when the next gas safety check is due, whether a boiler service is included, and check that the EICR is current. For let-only or self-managing landlords, book these directly.

Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, you need an EICR every five years, or sooner if the report recommends it based on remedial works. Fines for not having one can reach £30,000. An EICR costs £100–£250 depending on property size.

Check your smoke alarms and carbon monoxide detectors too. You're legally required to have a working smoke alarm on every storey of the property, and a carbon monoxide alarm in any room with a solid fuel burning appliance (like a wood burner or open fire). Replace batteries in any that aren't hardwired, and swap out the entire unit if it's over 10 years old.

Keep copies of every certificate. If you use a letting agent, make sure they hold current versions on file too.

Check for damp inside

Damp and condensation are the most common issues to surface after winter. Common problem spots:

• Window frames and sills. If the seals are cracked or peeling, cold air gets in and condensation follows.
• Behind furniture pushed against external walls.
• Bathroom ceilings and extractor fans (make sure the fan actually works).
• Under sinks and around pipe joints.

If your agent carries out inspections, ask whether any damp or condensation was flagged in the last report. If you self-manage, ask your tenants directly. A quick message works: "I'd like to arrange a spring property check. Have you noticed anything that needs attention?"

Damp is one of the most common Category 1 hazards under the Housing Health and Safety Rating System. Catching it early is straightforward. Ignoring it gets expensive, and increasingly, legally risky.

What's different this year

Two changes worth knowing about, regardless of how your property is managed.

The Renters' Rights Act Phase 1 starts on 1 May 2026. The Decent Homes Standard is being extended to private rentals. Full compliance isn't required until 2035, but the criteria are already defined: free from Category 1 hazards, in a reasonable state of repair, and offering adequate thermal comfort. A spring maintenance routine is a practical way to start meeting those criteria now.

Awaab's Law is expanding. In force for social housing since October 2025, the government intends to bring similar repair timescales to private landlords under a later phase of the Act. The exact PRS start date hasn't been confirmed, but the direction is clear: stricter deadlines for fixing hazards like damp and mould. Getting ahead of maintenance now means fewer surprises when those rules arrive.

If you use a letting agent, ask them how they're preparing for these changes and what it means for your property. A good agent will already have a plan.

Stay in the loop

However your property is managed, spring is a good time to take stock. If you use an agent, review the last inspection report and check that safety certificates are up to date. If you manage things yourself, schedule your checks now while tradespeople are available.

It's also worth reminding tenants that reporting issues early makes them quicker and cheaper to fix. If your agent uses an app or online portal for maintenance requests, make sure your tenants know about it. The easier it is to report a dripping tap in March, the less likely it becomes a burst pipe in January.

Small fixes in March, fewer emergency calls in November.