Your legal obligations, our priority response. Documented repairs with VAT invoices for your records.
Landlord and Tenant Act 1985, section 11 — the landlord must keep in repair the structure and exterior of the dwelling, including the roof. This is an implied covenant — it applies even if your tenancy agreement doesn't mention it. "Repair" means maintaining the roof in the condition it was at the start of the tenancy, not improving it.
Homes (Fitness for Human Habitation) Act 2018 — the property must be fit for human habitation throughout the tenancy. A leaking roof that causes damp and mould can render a property unfit. Tenants can take direct legal action for compensation and repair orders without going through the council first.
Awaab's Law — originally applying to social housing, provisions under the Renters' Rights Act extend similar response-time requirements to the private rented sector. Landlords must investigate hazards including damp and mould within 14 days of being informed, and begin repairs within a further 7 days. These timescales make prompt response to tenant-reported roof issues a legal necessity, not just good practice.
Respond within 24 hours — in writing. Arrange an inspection within 48-72 hours. If the leak is causing damage, arrange emergency make-safe within 24 hours (call 0190 459 3302 — we respond within 2 hours for emergencies). Document everything: the report, your response, the inspection findings, and the repair. This documentation trail is your defence against disrepair claims.
You must give tenants at least 24 hours' written notice before entering for non-emergency repairs (section 11(6) LTA 1985). For emergencies — active water ingress threatening the property — you can enter without notice, but should still attempt to inform the tenant first. We coordinate directly with tenants when authorised by you, confirming appointment times and providing our details. We carry ID and are always in branded workwear.
Void periods are the ideal time for roof maintenance — no tenant coordination, no access constraints, and the work protects your asset before the next tenancy. We offer void-period roof condition surveys: a full inspection with a written report covering current condition, estimated remaining lifespan, and prioritised recommendations. This report documents the roof condition at tenancy start — valuable evidence if disrepair claims arise later.
Not all damp and mould comes from the roof — but when it does, it's a repair obligation, not a ventilation issue to blame on the tenant. Roof-sourced damp presents as: staining on upper-floor ceilings directly below the roof, damp patches that appear during or shortly after rainfall, and mould growth on chimney breasts fed by failed chimney flashings. We diagnose the source accurately and provide documented evidence of whether the cause is roof penetration (your obligation) or condensation from inadequate ventilation (a building deficiency you should still address).
Like-for-like roof repairs — replacing tiles with the same type, repointing, flashing replacement — are generally allowable revenue expenses deductible against rental income. Full roof replacements and improvements may be capital expenditure. The distinction matters for your tax position. We provide itemised invoices that clearly describe the work as repair or replacement. We recommend confirming tax treatment with your accountant — we're roofers, not tax advisors.
If you manage multiple properties across York, we offer portfolio arrangements: priority scheduling, consistent pricing across your stock, and a single point of contact for all roofing work. We understand the time pressures of property management — our quotes come within 48 hours, our work is scheduled promptly, and our documentation is landlord-ready from day one.
Every landlord job includes: dated photographs (before, during, and after), a written scope of works, an itemised VAT invoice specifying repair vs replacement for each line item, and a 10-year workmanship guarantee. This documentation package meets the evidence standard for disrepair claims, HHSRS assessments, and tax records.
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