Mid-Tenancy Property Inspections: A Landlord's Guide

Regular property inspections protect your investment, help you spot maintenance issues early, and demonstrate that you're fulfilling your duty of care. But they need to be conducted properly — both legally and practically.

How often should you inspect?

Most landlords inspect every 6 months, with the first inspection at 3 months into a new tenancy. More frequent inspections can be justified for HMOs or properties with a history of issues. Some letting agents inspect quarterly.

Legal requirements

You must give your tenant at least 24 hours' written notice before visiting (Section 11, Landlord and Tenant Act 1985). Best practice is to give 48 hours to a week's notice by email or letter, suggesting 2-3 possible dates and times. You cannot enter without the tenant's consent — even with notice.

What to check

• Safety: Smoke/CO alarms working, no fire hazards, escape routes clear
• Damp and mould: Check windowsills, corners of rooms, behind furniture, and bathroom ceilings
• Plumbing: Taps, toilets, and under-sink pipes for leaks or drips
• Electrics: Switches, sockets, and light fittings — look for damage, burn marks, or loose fittings
• Structure: Cracks in walls or ceilings, damaged flooring, window and door seals
• Exterior: Gutters, roof tiles, fencing, garden maintenance, drainage
• Tenant compliance: No unauthorised occupants, pets (if prohibited), or subletting
• Cleanliness: General cleanliness and whether the property is being well cared for

Documenting the inspection

Take dated photos of every room, noting any issues. Write a brief report covering what you found, any maintenance actions needed, and any concerns raised by the tenant. Share a copy with the tenant within a week.

Handling issues you find

• Urgent repairs: Act immediately (gas leaks, structural damage, electrical hazards)
• Routine maintenance: Schedule within 2-4 weeks and confirm the plan to the tenant in writing
• Tenant damage: Document with photos and raise it with the tenant. If it's beyond fair wear and tear, note it for the end-of-tenancy process
• Damp/mould: Determine whether it's a building issue (your responsibility) or a ventilation/lifestyle issue (advise the tenant)

Building an inspection history

Consistent inspection records are invaluable if disputes arise — particularly around deposit deductions. Store inspection reports and photos in Tendmere's document vault against the property timeline for a complete audit trail.