Landlord Maintenance Costs in the UK: How Much Should You Budget?

Last updated: 8 October 2026 · Next review: April 2027

Maintenance is the landlord cost that ruins budgets. The mortgage is predictable and insurance is renewed once a year, but a boiler failure, a roof leak or a full redecoration between tenants arrives when it arrives. And according to recent industry research, it’s taking a growing share of landlords’ spending.

This guide explains what you’re legally responsible for, what the data says landlords actually spend, how to set a sensible budget, and how repairs are treated for tax.

What landlords are responsible for repairing

According to GOV.UK, landlords in England must keep in repair:

• the structure and exterior of the property;
• basins, sinks, baths and other sanitary fittings;
• heating and hot water systems;
• any damage caused by their own attempts at repairs; and
• common areas in blocks of flats, where the landlord is responsible for them.

You must pay for the repairs you’re responsible for. You can enter to inspect or carry out repairs with at least 24 hours’ notice (sooner in an emergency). If you don’t carry out repairs, tenants may be able to take action — GOV.UK notes they can use the small claims court for repairs under £5,000.

On top of general repairs, several legal safety duties generate maintenance costs: annual gas safety checks, electrical inspections at least every five years, working smoke and CO alarms, and an EPC rating of at least E. The government also plans to extend the Decent Homes Standard and Awaab’s Law (strict timescales for damp and mould) to private renting — see our regulation timeline.

The 1% rule

The most widely used planning rule is to budget 1% of the property’s value every year for maintenance and repairs. On a £200,000 property, that’s £2,000 a year, or about £167 a month.

It’s a useful starting point because it scales with the size and value of the property. But it’s a rule of thumb, not data, and it has obvious weaknesses:

• Property age matters more than value. A Victorian terrace with original features and older systems will often need more than 1%; a new build under warranty may need much less in its early years.
• High-value areas distort it. A £600,000 flat in London doesn’t need three times the maintenance of a £200,000 flat of the same size elsewhere.
• Costs are lumpy. You might spend £300 one year and £4,000 the next when the boiler goes.

What landlords actually spend

The most recent data: Pegasus Insight (2025)

Pegasus Insight’s Landlord Trends research for Q3 2025, reported by Mortgage Soup in January 2026, found:

Across property types, maintenance and repairs accounted for 31–39% of total portfolio spending — the largest single category. Pegasus Insight’s founder described “a step-change in scale” in maintenance and repair costs.

Note that these figures are per landlord portfolio, not per property. As a rough illustration, 31–39% of the non-HMO average of £19,604 is about £6,100–£7,600 a year on maintenance across a typical portfolio. Divide by your own number of properties before comparing.

Older data: Howsy (2020)

A 2020 survey by Howsy, reported by Just Landlords, found landlords spent an average of £2,213 a year on maintenance, equal to 28% of rental income in the East of England and 20% in the North East. It’s useful as a per-property reference point, but it predates the recent rise in trade and materials costs, so today’s figures are likely higher.

Why costs vary so much between properties

• Age and construction — older wiring, pipework, roofs and windows.
• Heating system — an ageing boiler is one of the most common big-ticket repairs.
• Tenant turnover — each change of tenant usually brings cleaning, redecoration and small repairs, and often a void period.
• Furnished or unfurnished — more items you supply means more to repair or replace.
• HMOs — more occupants and shared facilities mean more wear. See our HMO guide.
• Compliance-driven work — remedial electrical work after an EICR typically costs £200–£500 for small properties and £400–£1,200+ for larger ones, according to Property Tax Partners. Energy efficiency work to reach EPC Band E can be required up to a £3,500 cap.

How to set your own maintenance budget

A practical approach many landlords use:

1. Start with 1% of the property’s value as your baseline.
2. Adjust for age: increase it for older properties and those with ageing boilers, roofs or windows.
3. Add a separate amount for known work — for example, a boiler over 10–15 years old or windows you already know need replacing. Get a quote rather than guessing.
4. Keep a dedicated reserve. Put the monthly amount into a separate account, even in quiet years, so a large repair doesn’t come out of the month’s rent.
5. Review every year against what you actually spent.

Example

For a £220,000 terraced house built in the 1930s:

The age adjustment is a planning assumption, not data — set it based on the condition of your own property. You can test the effect in our landlord cost calculator.

How to reduce maintenance costs

• Inspect regularly (with proper notice) so small problems don’t become big ones.
• Service the boiler annually — you can often combine it with the gas safety check. See certificate costs.
• Fix damp early. With Awaab’s Law planned for private renting, damp and mould will be a regulatory issue as well as a repair issue.
• Build relationships with reliable tradespeople before you need them urgently; emergency call-outs cost more.
• Do planned work between tenancies to avoid disrupting tenants and extending voids.
• Check your insurance covers the big risks such as escape of water — see landlord insurance.

Repairs, improvements and tax

GOV.UK allows landlords to deduct general maintenance and repairs from rental income, but not capital improvements:

• Replacing a broken kitchen unit with a similar one is usually a repair (deductible).
• Adding an extension or a brand-new conservatory is an improvement (not deductible against rental income).
• Replacing furniture and appliances you provide may qualify for replacement of domestic items relief — but not the first purchase.

The line between repair and improvement isn’t always obvious; if in doubt, check HMRC guidance or ask an accountant.

Who pays for what: landlord or tenant?

Clear wording in your tenancy agreement and a detailed check-in inventory reduce disputes about who pays.

When repairs are urgent

Some repairs can’t wait for a convenient time: loss of heating or hot water in winter, gas leaks, serious water leaks, electrical hazards, and security problems such as broken external doors or locks. Budget for the fact that emergency call-outs usually cost more than planned work, and keep contact details for reliable trades in advance. With the government planning to extend Awaab’s Law to private renting, strict timescales for dealing with hazards such as damp and mould are expected to apply to private landlords too; we’ll add the confirmed details to our regulation timeline.

Keeping records

Record every repair request, the date you responded, the work done and the invoice. Good records:

• support your tax return and MTD quarterly updates;
• help resolve deposit disputes;
• show a council or tribunal you acted promptly if a complaint is made;
• help you see which properties cost the most to maintain.

Frequently asked questions

How much should a landlord set aside for maintenance? A common starting point is 1% of the property’s value per year, increased for older properties. Keep it in a separate reserve.

What percentage of rent goes on maintenance? It varies widely. A 2020 Howsy survey found 20–28% of rental income depending on region. More recent Pegasus Insight research found maintenance and repairs made up 31–39% of landlords’ total spending.

Is the landlord responsible for all repairs? For the structure, exterior, sanitary fittings, heating and hot water, yes. Tenants are usually responsible for damage they cause and minor day-to-day upkeep set out in the tenancy agreement.

Can I claim maintenance against tax? Repairs and maintenance are generally allowable expenses; improvements are not.

Sources

• GOV.UK — Renting out a property: making repairs
• Mortgage Soup — Rising maintenance bills push landlord running costs to nearly half of rental income (Pegasus Insight, Landlord Trends Q3 2025; published 6 January 2026)
• Just Landlords — Landlords spending over a quarter of their income on maintenance (Howsy survey, 2020)
• Property Tax Partners — EICR certificate cost for landlords
• GOV.UK — Working out your rental income
• GOV.UK — Minimum energy efficiency standard

Planning figures only; not financial or tax advice. Last checked: 8 October 2026.

Related guides

• Landlord Costs FAQ: 31 Questions Answered
• Landlord Safety Certificate Costs in 2026: Gas Safety, EICR and EPC
• HMO Licence Cost: When You Need One, What It Costs and the Hidden Extras
• The True Cost of Being a Landlord in the UK (2026)
• Making Tax Digital for Landlords: Does It Apply to You, and When?

Figures are published examples, estimates and averages, not quotes. Rules change: check the linked official source before you act.

About this guide: written and edited by the LandlordCosts Team. We are not solicitors, accountants or insurance brokers; every figure is linked to its source. Read how we research costs, our editorial policy and more about us.