Renting Premises

6. Repairs and Alterations

Who pays for maintaining and repairing the building? Under a lease agreement some or all of the responsibility can fall on the tenant.

6.1 In shared premises, tenants are usually directly responsible only for internal repairs.

• If you take the whole premises, one type of lease is a 'Fully Repairing and Insuring' lease. This means you are liable for all maintenance and insurance costs.

6.2 Establish whether the landlord has a planned maintenance programme.

• What has been completed and what work is planned?
• Will you be disturbed by this work?
• Will you be liable to pay for any of it?You may find that, after years of neglect, the property is to be overhauled - and you are the one who is going to pay for it.

6.3 Consider having a survey done and insisting on any alterations, repairs and redecoration being completed (and paid for by the landlord) before you sign the lease.

• Check that everything works, such as the heating and plumbing.

6.4 Ensure that you can carry out internal non-structural alterations, such as putting up shelves and partitions.

• Discuss any immediate alterations and get the landlord's approval in writing.

6.5 Establish what 'repairs' ('dilapidations') you will have to pay for at the end of the lease.

Discuss this thoroughly, as it is often a problem area.

• You may be responsible for reinstating the premises to its 'original condition'.Consider investing in a photographic condition survey at the outset and include this evidence in the terms of the lease. This will rule out any unjustified demands from the landlord when you leave.
• Removing your alterations may involve extensive reinstatement.