On her phone
Her portal showed the fan’s report as open, then in progress. Sending the job also emails the tenant that a contractor has been asked to attend, so nobody has to ring round.
Every repair tracked from report to fixed
Tenants report repairs from their phone with photos, and you are emailed the moment one is sent. Send it to your own contractor, keep the tenant told as it moves, and close it with the cost on the record, with no agent’s fee on top.
What you stop doing when something breaks
LetCompliance is property maintenance software for UK landlords. A tenant reports a repair from their portal with photos and the landlord is emailed at once. The landlord sets how soon it needs a response and sends it to their own contractor, who quotes and updates the job from a link with no login, while the tenant is emailed as it moves. The cost is logged against the repair and the property’s expenses.
0%added to your contractor’s invoice
Paying an agent to arrange it
Full management costs 12% to 21.6% of the rent on agents’ own lists, VAT included, and Andrews’s list charges 14.4% of the invoice for arranging contractors. Here you send the job to your own contractor and pay them directly.
Taking calls for an update
The tenant follows each report in their portal, and is emailed when you mark it in progress or resolved, and when a contractor is asked to attend, is on the way or marks the work complete.
Decoding a vague text
The tenant picks a category, can mark the report urgent and adds up to three photos from their phone, so you can judge the job before anyone goes round.
Finding out days later
You are emailed the moment a report is sent, and the Tenant inbox counts what is open, what is past its response date and what has no priority yet. A report left without one is chased by email, up to three times.
From the tenant’s phone to your contractor, then closed
Two repairs Megan Price reported from her portal at 14 Larch Avenue, Leeds, in the sample account. The bathroom extractor fan, reported on 17 Oct 2026, went to the landlord’s electrician on 18 Oct 2026. The dripping kitchen tap, reported on 16 Oct 2026, was closed the same day.
What moved it was Dispatch contractor, which put forward Sam Oake, the electrician in the landlord’s list, and emailed him the job with a link to quote and update it. The job now sits on his card too.
Closed with the day it was done
Her kitchen tap waited as open until it was dealt with, then moved to resolved with the day it was closed, and her portal read it as resolved.
From the tenant’s report to a closed repair
Every repair runs through the same four steps, in the Tenant inbox on a computer or a phone.
The tenant reports it
From their portal, with no password: a title, a category, an urgent box and up to three photos. You are emailed as soon as it is sent.
You set how soon it needs a response
Emergency within 24 hours, urgent within 7 days or routine within 14 days, which sets its response date. AI triage can suggest the priority, the likely trade and a brief for the contractor, for you to check.
You send it to your contractor
Dispatch contractor puts forward one of the right trade from your list, and they are emailed the job with a link to quote and update it, with no login. The repair moves to in progress and the tenant is told who has been asked to attend.
You close it with the cost on the record
Log what it cost and it is recorded against the repair and the property’s expenses. Mark it resolved and the tenant is emailed.
The response windows are good practice for a private let, not a legal deadline. Awaab’s Law sets legal timescales for social landlords, and extending it to private renting is still out for consultation.
Repairs sit on the same property as everything else
So the tenant, the visits and the money all read from one record, and nothing is typed in twice.
The tenant portal
Tenants report repairs, see where each one has got to, message you and see their rent, with no password to remember.
Sample account with made-up details, 17 Oct 2026 Inspections
A visit is planned with the tenant told in writing, and can carry a note to look at a repair while you are there.
Sample account with made-up details, 17 Oct 2026 Planned maintenance
Servicing such as a yearly boiler service is set up once on the property, and every property’s schedule collects on one board, soonest first, with an email 30 days and 7 days before each is due. From its row the job goes to a contractor, or the tenant is given written notice of the visit.
Sample account with made-up details, 18 Oct 2026 Accounting and Making Tax Digital
Repair costs land in your expenses beside the rent, and the quarterly updates for Making Tax Digital read the same figures on paid plans.
Sample account with made-up details, 16 Oct 2026
From £7.99 a month, and nothing added to the invoice
Tenant reports, response times, AI triage and the repair record are on every plan. Your contractors list and sending jobs from it are on the 3-day trial and every paid plan, priced by portfolio size, not per job.
What property maintenance software should do for a landlord
Property maintenance software keeps each repair in one record from the tenant’s report to the final invoice: who reported it and when, what was done, who did it and what it cost. For a landlord who runs their own lets it replaces the text thread, the folder of receipts and the memory of which plumber came last time.
Reports that arrive complete
A repair request should come with the address, the tenant, a category and photos, dated the moment it lands. Here the tenant sends it from their portal, and a repair they phone in is logged by you and marked as logged by you, from your own phone if you are out.
A response date on every repair
Each repair gets a priority and, from it, a date to respond by, and the inbox counts how many are past theirs. A report nobody has given a priority is chased by email.
Contractors without the phone tag
Keep the contractors you use in one list, with the properties each covers, their Gas Safe number, scheme and insurance expiry as you record them, and send a job from the repair itself. The contractor quotes and updates it from an emailed link, and the quote waits for your yes.
Visits agreed in writing
Written notice of a visit goes to the tenant by email and stays on the record, with a warning when the visit is less than 24 hours away.
The cost, the photos and the warranty kept together
Each repair record holds up to six photos before and six after, the contractor, the cost and a warranty date, and a warranty ending within 30 days is flagged on the property. One job across several properties is logged once, its cost split between them to the penny or charged in full to each.
Planned work as well as breakdowns
A boiler service or a gutter clear is scheduled once on the property, with an email 30 days and 7 days before it is due. For a fuller routine, read the landlord maintenance and repairs workflow.
Landlord repair responsibilities in England, in brief
What the law asks of a private landlord in England when something needs fixing, each rule read at its source. Wales and Scotland have rules of their own.
What you must keep in repair
The landlord keeps in repair the structure and exterior of the home, including drains, gutters and external pipes, and keeps in repair and working order the installations for water, gas, electricity, sanitation, space heating and hot water. Section 11, explained in full.
Source: Landlord and Tenant Act 1985, section 11 (opens in a new tab)
Fit to live in
The home must be fit for human habitation when the tenancy is granted and must stay fit for the whole of it.
Source: Landlord and Tenant Act 1985, section 9A (opens in a new tab)
Going in to look
The landlord, or someone they authorise in writing, may enter at reasonable times of the day to view the condition of the home, on 24 hours’ notice in writing. The rules on access and the 24-hour notice go further than that one line.
Source: Landlord and Tenant Act 1985, section 11(6) (opens in a new tab)
How quickly
For most private repairs there is no fixed number of days. GOV.UK tells tenants to report faults that could damage their health straight away, and says the landlord should tell them when to expect the repair.
Source: GOV.UK, Private renting: repairs (opens in a new tab)
Awaab’s Law
It has applied to social housing tenancies since October 2025. The government is consulting until 18 December 2026 on extending it to private rented tenancies, and the timescales and start date are not yet set. To see where a hazard report stands against the social housing timescales, use the Awaab’s Law timer.
Source: GOV.UK, Extending Awaab’s Law to private rented tenancies (opens in a new tab)
When the council steps in
A tenant who thinks the home is unsafe can ask the council, which assesses it under the Housing Health and Safety Rating System and must act on serious hazards.
Source: GOV.UK, Private renting: repairs (opens in a new tab)
What the proposals would mean for a private landlord is set out in the Awaab’s Law guide for landlords. Read on GOV.UK and legislation.gov.uk on 18 Oct 2026. This is not legal advice.
What running repairs costs: an agent, a spreadsheet or software
An agent arranges repairs as part of full management, at 12% to 21.6% of the rent on agents’ own lists, and the contractor’s invoice comes on top. A spreadsheet costs nothing but chases nobody. LetCompliance is priced by portfolio size, never per property, from £7.99 a month. To put a figure on your own let, work out what an agent would take from your rent. Repairs and improvements are taxed differently, and the allowable or capital guide shows where the line falls.
A letting agent
- What it costs
- 12% to 21.6% of the rent
- How the tenant reports
- To the agent, as they ask
- Who finds the contractor
- The agent, from their own list
- What is kept on record
- What the agent chooses to send you
A spreadsheet
- What it costs
- Nothing
- How the tenant reports
- A text or a call
- Who finds the contractor
- You, by phone
- What is kept on record
- Whatever you type in
LetCompliance
- What it costs
- From £7.99 a month for one property
- How the tenant reports
- From their portal, with up to three photos
- Who finds the contractor
- You, from your own list
- What is kept on record
- The report, the dates, the contractor and the cost
Property maintenance questions, answered
Straight answers on reporting, response times, contractors and what it costs.
Still have a question?
What is property maintenance software?
Software that keeps every repair on a rented home in one record, from the tenant’s report to the invoice: when it was reported and how, what was done, who did it and what it cost. LetCompliance does this for UK landlords in the same account as the tenancy and the rent, so each repair sits beside everything else about the let.
How do tenants report a repair to their landlord?
From their tenant portal, which has no password. They give the repair a title, pick a category, tick This feels urgent to me if it does, and add up to three photos, and you are emailed as soon as it is sent. A repair a tenant phones in can be logged by you instead, and it is marked as logged by you, so the record shows whose words it holds.
How long does a landlord have to fix a repair?
For most repairs in a private let in England the law sets no fixed number of days. GOV.UK tells tenants to report faults that could harm their health straight away, and says the landlord should tell them when to expect the repair. In LetCompliance each repair gets the response window you choose: emergency within 24 hours, urgent within 7 days or routine within 14 days. These are good practice, not a legal deadline.
Does Awaab’s Law apply to private landlords?
Not yet. Awaab’s Law has applied to social housing tenancies since October 2025. The government is consulting, from 9 October to 18 December 2026, on extending it to private rented tenancies in England, and the timescales and the date it would start are still to be decided. Its proposal for emergency hazards is to investigate and make the home safe within 24 hours.
Does a landlord have to give 24 hours’ notice to enter for repairs?
Where section 11 of the Landlord and Tenant Act 1985 applies, the landlord, or someone they authorise in writing, may enter at reasonable times of the day to view the condition of the home, on 24 hours’ notice in writing. LetCompliance sends the tenant written notice of a visit by email and keeps it on the record, with a warning when the visit is less than 24 hours away.
Does the contractor need an account?
No. When you send a job from a repair, the contractor is emailed the details, its priority and response date and the tenant’s contact, with a link where they send a quote and mark themselves on the way, started and complete. A quote waits for you to approve or decline it, and the tenant is told a contractor has been asked to attend.
Can landlords claim repair costs against rental income?
GOV.UK lists maintenance and repairs to the property as allowable expenses, but not improvements, which are capital spending. In LetCompliance you log the cost against the repair, and it is saved on the property’s repair history and recorded as a maintenance expense for that property. Logging a corrected amount updates the same expense rather than adding a second one.
Can I schedule regular maintenance, such as a boiler service?
Yes. A recurring job is set up once on the property’s Maintenance tab, and you are emailed 30 days and 7 days before each one is due. Every property’s schedule collects on one board, soonest first, and from the job you can send it to a contractor or give the tenant written notice of the visit.
How much does property maintenance software cost?
Tenant reports, response times, AI triage and the repair record are on every plan. Your contractors list and sending jobs from it are on the 3-day trial and every paid plan: £7.99 a month for one property (Single), £14.99 for up to 3 (Solo), £19 for up to 10 (Portfolio), £29 for up to 20 (Portfolio Plus) and £49 for any number (Professional), with no VAT added. Plans are priced by portfolio size, and nothing is added to a contractor’s invoice.
Can I manage repairs without a paid plan?
The free plan is £0 for one property and keeps rent tracked on the tenancy with receipts, the tenant portal with repairs, the certificate dates with email reminders and the 0 to 100 compliance score. Making Tax Digital and Direct Debit collection need Single.
