Maintenance and repairs
Keeping properties safe, functional and well maintained.
We coordinate residential maintenance and repairs for managed properties, protecting the landlord's investment while giving tenants a reliable point of contact when something goes wrong.
Good maintenance is more than fixing things once they break. It is spotting the recurring problem, using the right contractor, and keeping a record of what was done.
How we manage a repair
01Issue reported
A tenant, landlord or other authorised person reports an issue through the agreed route.
02Initial assessment
We gather enough information to understand the problem and how urgent it is. Photographs or video are often requested, because they save a wasted contractor visit.
03Urgency established
Weighed against immediate risk to people, risk of significant property damage, loss of essential services, water leaks, heating or hot water, electrical concerns, security, and routine requirements.
04Contractor arranged
Where authorised, we instruct an appropriate contractor or seek more information first.
05Landlord approval
For non-urgent works above the agreed authority limit, we come back to you before proceeding.
06Repair completed
We coordinate access and communication with the tenant and monitor through to completion.
07Record updated
Information, invoices and communications are retained under the management arrangements.
Emergency repairs
Some issues need immediate attention: serious leaks or flooding, suspected gas emergencies, significant electrical hazards, serious loss of heating or hot water, substantial structural damage, fire or smoke, and serious security failures.
Where there is an immediate risk to life or safety, tenants should contact the emergency services first and tell us afterwards. For a suspected gas emergency, follow the gas emergency instructions and call the National Gas Emergency Service on 0800 111 999. Do not wait for us.
Routine repairs
Dripping taps, minor plumbing, appliance faults, damaged fixtures, door or lock problems, minor electrical issues, heating controls, decorating damage, flooring, garden maintenance and general wear and tear.
The right response depends on the nature and the cause, which is not always what the first report suggests.
Preventative maintenance
Where appropriate we flag recurring or preventative requirements: repeated plumbing issues, damp or condensation concerns, ageing fixtures, roof or guttering, heating systems, external maintenance, appliance replacement and decoration.
Dealing with the cause rather than the symptom reduces disruption and protects the property's condition over time.
Contractor management
We use contractors appropriate to the work. Depending on the service and circumstances, checks may cover qualifications, insurance, trade experience, scope, availability, pricing and compliance requirements.
Specialist work must go to appropriately qualified or registered contractors. Gas work requires a Gas Safe registered engineer, and electrical work a suitably qualified electrician.
Quotations and approval
Your management agreement determines the level of expenditure we can authorise, when approval is required, emergency arrangements, quotation requirements and contractor instructions.
Where urgent action is needed to protect people or prevent significant damage, that action may have to be taken without prior approval, subject to the agreed terms and applicable law.
Damp, mould and condensation
Report these promptly. We establish the circumstances and determine an appropriate response, which may involve inspecting the property, identifying moisture sources, checking ventilation, arranging a specialist assessment, carrying out repairs and monitoring afterwards.
No assumption should be made about the cause of damp or mould without proper assessment. Treating a structural defect as a ventilation problem, or the reverse, wastes money and leaves the tenant living with it.
Access and appointments
We coordinate access between tenants, landlords and contractors. Appointments are arranged in line with the tenancy terms and the applicable legal requirements, with reasonable notice and as little disruption as we can manage.
Tenants should not attempt repairs involving gas, electricity, structural matters or other specialist systems unless they are qualified and authorised to do so.
Records and reporting
We keep records of what was reported, the description, photographs, contractor details, quotations, approvals, work undertaken, invoices, completion dates and communications.
Landlord reporting covers the issue, the action arranged, the contractor, the cost, the current status and any further action required.
Maintenance and compliance
Some maintenance overlaps with statutory safety duties: gas safety, electrical safety, fire safety, alarms, energy performance, licensing and housing standards. We help administer and coordinate these within the agreed service.
Landlords remain responsible for their legal obligations unless expressly agreed otherwise in writing.
More on inspections and compliance
Important information
Maintenance and repair services are subject to the management agreement and the authority provided by each landlord.
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Sable and Stone Real Estate Ltd does not provide specialist building, electrical, gas, structural or other technical advice. Appropriately qualified professionals must be engaged where specialist assessment or work is required.