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Roof repairs are stressful. Add tenants into the mix, and it becomes even more complicated.
How do you protect your property without disrupting your tenants’ lives?
How do you stay legally compliant and keep communication clear?
This guide breaks down how to handle roof repairs efficiently when you’re a landlord with tenants. You’ll learn how to balance legal obligations, minimise inconvenience, and manage costs—without losing your mind.
Why Roof Repairs Can’t Wait
Delaying roof repairs puts your property and your tenants at risk.
- Water damage can ruin insulation, ceilings, and walls.
- Mould growth from damp can trigger health issues like asthma.
- Structural problems get worse—and more expensive—the longer they’re ignored.
A small leak today could lead to a £5,000 rebuild tomorrow.
You have a legal duty under the Landlord and Tenant Act 1985 to keep the structure of your rental property in good repair. That includes the roof.
Ignoring it isn’t just costly. It’s a legal liability.
Step 1: Communicate Early and Clearly
Tenants hate surprises. So do landlords. Start with communication.
Notify tenants as soon as you know repairs are needed.
Even if you’re still waiting on a quote, let them know what’s going on.
Here’s how to make communication effective:
- Send a formal notice: Use email or post. Texts aren’t enough.
- Give a clear timeline: Tell them when work is likely to start and how long it might take.
- Explain what to expect: Will scaffolding block their windows? Will builders be on-site from 8 a.m.?
Example message to the tenant:
“We’ve been notified of a potential roof issue and have contacted a roofing contractor. We’ll keep you informed on timelines. There may be noise or scaffolding outside the property for a few days. We appreciate your understanding.”
Tenants feel more cooperative when they know you’re proactive.
Step 2: Know Your Legal Duties
You’re responsible for maintaining the roof under Section 11 of the Landlord and Tenant Act 1985.
But there’s more to it:
- Give at least 24 hours’ notice before accessing the property.
- Use reasonable hours for entry (usually 8 a.m. to 6 p.m. on weekdays).
- Minimise disruption: You can’t evict or penalise tenants for needing repairs.
If tenants refuse access, you may need to apply to the courts for an injunction. That’s rare—but knowing your rights helps.
Ask yourself:
Are you prepared to show you’ve done everything by the book?
Keep a written log of all communications and notices. It could save you from a dispute.
Step 3: Choose the Right Contractor
Not all roofers are the same.
When tenants are involved, choose contractors who:
- Have experience working on occupied properties, norwich-roofing.co.uk has worked with many estate agents, so we know how to work with tenanted properties.
- Are insured for both property damage and public liability
- Communicate clearly and treat tenants with respect
Ask questions like:
- Have you worked with rented properties before?
- Can you provide a risk assessment?
- How do you minimise noise and disruption?
Real-world example:
A landlord in Manchester hired a local roofer at a great price. But the team arrived two hours late every day, parked in the tenant’s driveway, and blasted music. The tenant complained to the council. The cost of fixing the conflict? Way more than hiring a better contractor in the first place.
Step 4: Plan for Access and Safety
Roof repairs can mean:
- Scaffolding
- Roofers climbing ladders
- Temporary loss of parking or garden access
Your tenants must be informed ahead of time if any of these will affect them.
Create a basic plan:
- Where will the scaffolding go?
- Do tenants need to move cars or furniture?
- Will their windows be blocked or inaccessible?
It’s also smart to:
- Check your insurance: Does it cover injury to tenants or their guests during repairs?
- Ask contractors to provide method statements and risk assessments.
One slip could cause a personal injury claim.
Step 5: Time Repairs Strategically
Think timing doesn’t matter? Think again.
Tenants are more cooperative when you’re thoughtful about timing.
Avoid:
- School holidays (families are home all day)
- Cold months (repairs often mean brief exposure to the elements)
- Weekends and evenings (more noise complaints)
Aim for:
- Weekdays between 9 a.m. and 5 p.m.
- School term time
- Dry months (April–September in most of the UK)
Even better—ask your tenant:
“Are there any days or times we should avoid to minimise disruption?”
Respect goes a long way.
Step 6: Provide Temporary Solutions if Needed
If the repairs are serious and cause leaks or drafts, you may need to:
- Offer a temporary rent reduction
- Provide portable heaters or dehumidifiers
- Arrange alternative accommodation
This isn’t just about being nice. It could protect you from liability claims.
Legal precedent: In Quick v Taff Ely Borough Council (1986), a tenant successfully claimed damages for discomfort due to housing disrepair.
If your tenants suffer, your wallet might too.
Step 7: Follow Up After Repairs
Once the roofers leave, your job’s not done.
Follow up with your tenants:
- Was there any damage inside?
- Did anything get missed?
- How was their experience overall?
Also:
- Inspect the work: Ideally with a qualified surveyor or roofer.
- Get a completion certificate or receipt for your records.
- Update your maintenance log with dates, costs, and contractors used.
Good record-keeping isn’t just admin. It builds trust and protects you if disputes arise later.
Step 8: Future-Proof the Roof
Most roofs in the UK last 20–50 years, depending on the material:
- Asphalt felt: 10–15 years
- Clay tiles: 30–50 years
- Slate: 50–100 years
When was your roof last replaced?
Keep track with:
- Annual inspections (use a drone or hire a professional)
- Gutter checks before winter
- Leak detection after storms
And consider this:
Is a patch-up enough, or is it time for a full replacement?
Spending £7,000 now could save you £20,000 in emergency damage, legal fees, and lost rental income later.
Related reading: How to Save Thousands on Roof Repairs: Government Grants 101
Bonus Tips: Make Life Easier for You and Your Tenants
- Send updates via email and confirm in writing
Verbal promises mean nothing in court. - Include your repair policy in the tenancy agreement
It sets expectations from day one. - Keep emergency contractors on speed dial
Roofers get booked fast after storms. - Use a property manager if you’re often unavailable
They can handle logistics and communication.
Final Thought: Who Carries the Stress—You or Your Tenant?
Tenants rent homes expecting safety and shelter.
When the roof fails, they feel exposed—literally and emotionally.
Managing repairs well isn’t just about ticking legal boxes. It’s about showing professionalism, empathy, and foresight.
Your reward? Fewer complaints, better tenant relationships, and long-term savings.
So next time the rain starts dripping through the ceiling—ask yourself:
Am I the kind of landlord I’d want to rent from?
