A landlord’s gutter maintenance checklist: what to record between tenancies

Use the change of tenancy as a useful checkpoint

Between tenancies is a practical time to review gutters and downpipes because the property is often already being checked, photographed and prepared. The same checklist also works during a scheduled landlord inspection or before autumn leaf fall. It is not a substitute for a survey; it is a consistent way to record what can be seen safely and decide what needs attention.

For private renting in England, GOV.UK states that the landlord is responsible for repairs to the property’s structure and exterior. A tenancy or management agreement may also set out how inspections, access and reporting are arranged. Check the documents for the individual property and seek appropriate advice if responsibilities are unclear.

Start with a ground-level walk-round

Stand far enough back to see each accessible roof edge. Cover the front, rear and sides rather than assuming one clear elevation means the whole system is clear. Record the date and weather, then look for:

• leaves, plants or moss visible above the gutter edge;
• water marks beneath joints or downpipes;
• sagging or sections that no longer appear level;
• loose-looking brackets, end caps or downpipe clips;
• vegetation growing close to the roofline;
• staining or damp-looking areas near an outlet or gully.

Take a wide photograph of each elevation and a closer ground-level picture of anything unusual. Do not lean from an upstairs window or climb simply to obtain a better image. The Health and Safety Executive’s work-at-height guidance includes information on safe ladder use; if the roofline cannot be viewed safely, leave the height work to someone with appropriate access and equipment.

What to put in the property record

A useful record does not need specialist software. A folder or property-management note can include:

• the property address and inspection date;
• which elevations were visible and which were not;
• the location of each visible outlet and downpipe;
• photographs labelled front, rear, left or right;
• any overflow, staining, sagging or vegetation observed;
• whether gutter guards, brushes or outlet balloons are fitted;
• previous cleaning or repair dates, where known;
• the action requested and the work later completed.

Keep factual observations separate from conclusions. “Water mark below rear joint” is more useful than guessing that the joint must be broken. A clear description helps the person quoting decide what questions to ask.

Separate cleaning, repair and drainage concerns

A gutter clear removes accessible debris from the agreed gutter runs and outlets. It does not automatically repair leaking seals, replace brackets or correct poor alignment. Likewise, a downpipe may discharge into a gully or underground drain that needs separate investigation.

Make three headings in the record: cleaning, visible repair concerns and ground drainage. That avoids a vague request such as “sort the gutters” and makes it easier to confirm the scope before work starts.

The Society for the Protection of Ancient Buildings recommends regularly clearing rainwater fittings, particularly after autumn leaf fall, and checking the system for defects. Older or listed properties may need additional care with materials and repair methods.

Record access before requesting a quote

Good access information saves time for landlords, tenants, agents and contractors. Note whether there is a locked side gate, shared passage, rear extension, conservatory, narrow path, parking restriction or neighbouring land beneath part of the gutter. Say whether someone must be present to provide access and use the agreed process for contacting the tenant.

If several flats share a roofline or downpipe, identify who manages the common area before arranging work. Do not promise access across adjoining land unless it has actually been agreed.

What to send with the enquiry

• property postcode and type;
• number of storeys and any extensions;
• clear ground-level photographs of each accessible elevation;
• the exact symptoms and where they occur;
• details of guards, brushes or balloons already fitted;
• known gate, parking or tenant-access arrangements;
• whether the request is for clearing, a visible repair concern or both.

After the visit: keep the agreed scope, invoice, any photographs supplied and any follow-up recommendation with the property record. If repair work is suggested after a clear, record it as a separate action rather than assuming it was included.

A repeatable checklist is more useful than a perfect memory

Use the same headings each time so you can compare changes between inspections. A short, dated record makes it easier to spot recurring trouble at one joint or outlet and gives the next tenant, agent or contractor a clearer starting point.

For more practical guidance, read why gutter cleaning matters and how to describe an overflowing gutter. You can also check our service areas across Bath, Bristol and surrounding towns.

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Guidance checked on 7 October 2026: GOV.UK private renting repairs; HSE work at height; SPAB rainwater fittings.