Most tenancy agreements have a clause in them stating that Section 11 of the Landlord and Tenant Act 1985 applies to the tenancy. Section 11 sets out your repairing obligations for tenancies which are for a term of less than seven years. If this applies to you, you are required to keep in repair:

• The structure and exterior of the property
• The installations for heating and hot water
• The supply of gas, water and electricity
• The sanitary installations in the property (baths, sinks, WC etc,)

You do not have to carry out any repairs until your tenant tells you that repairs need to be done. Your tenant has to give you access to the property so you can inspect and repair. You have to give your tenant at least 24 hours notice in writing that you need to enter the property to carry out repairs. If your tenant does not give you access, you are not obliged to carry out repairs.

Your tenant has to live in the property in a "tenant like manner". If damage is caused to the property by your tenant, you do not have to carry out repairs. However, if the damage will cause further problems, we recommend that you have the work carried out and seek the cost from the tenant. In such circumstances, serving a notice to leave might be the best option.

If there are any gas installations in the property, they need to be serviced once a year by a CORGI (Council of Registered Gas Installers) registered plumber, who must issue a safety certificate. You have to give your tenant his own copy of the certificate. Breaches of the Gas Safety (Installation and Use) Regulations 1998 are dealt with by the Health and Safety Executive. The dangers posed by carbon monoxide are well-known and any responsible landlord will ensure that the gas appliances are serviced each year and any problems are dealt with. If you don't, you could face charges of manslaughter! However, if the tenant provides his own gas appliances at the property, for example, a gas cooker, it is his responsibility to make sure it is safe.

You should ensure any electrical installations are safe when the tenancy begins and maintained throughout the tenancy. You don't have to have electrical installations checked annually, but you should have them inspected regularly, especially if your tenant tells you that there may be problems. If you provide any electrical appliances, the Electrical Equipment (Safety) Regulations 1994 say that you must make sure that any electrical appliances are safe to use when first supplied. Each time the property is re-let, the appliances are deemed to be supplied for the first time. Since January 2006, you have to prove that all fixed electrical installations (such as sockets, switches and fuse boxes) and alteration work has been carried out and certified by a competent person. We would recommend that if you are having any electrical work carried out that you employ an electrician who is NICEIC (National Inspection Council for Electrical Installation Contracting) registered.

If you provide any furniture, it must meet the rules on fire safety. Your local Trading Standards office is responsible for enforcing the regulations and will be willing to give you any advice you ask for. The regulations mainly relate to domestic, upholstered furniture (e.g. sofas, mattresses) and basically all new and second-hand furniture provided in accommodation must meet the fire resistance requirements unless it was made before 1950. If you are going to provide furniture, make sure that it is labelled as being fire resistant by the manufacturer.