Christmas is coming fast! And if you’re an HMO landlord, you’d much rather enjoy the festive break with your family than worry about property emergencies. You deserve it!
One very simple solution, of course, is to entrust your property to a specialist management agency like us at LEA Property Solutions. We have the systems, contacts, and processes in place including an online platform where tenants can report problems by video-link and receive help to fix minor issues straightaway.
But if you prefer to manage things yourself, there are a few practical steps you can take in these final couple of weeks before Christmas to give yourself the best chance of a drama-free festive season. And if something does go wrong, a little preparation now means your tenants know exactly who to call (and for what), helping you stay as relaxed as possible.
Here are our top tips for a smooth, stress-free Christmas holiday:
1. Check your boiler and system pressure
We encouraged landlords to do this in summer (when plumbers are more available), and we reminded them again in autumn before the weather turned… but if you still haven’t done it, now is the time.
Even if you have had your annual Gas Safety Certificate done, it’s sometimes worth an additional check. They need to be done once a year, legally, but there is nothing to say they can’t be done more frequently – and for around £100 or less, is it not worth the peace of mind? Winter boiler breakdowns are common, and nobody wants tenants without heating or hot water over Christmas.
Make sure the boiler pressure is correct, radiators are bled, and any unusual noises or warning lights are addressed before the holiday period.
2. Clear gutters and check for drainage issues
Leaves, moss and other debris can easily cause blockages, leading to leaks, damp and even damage to pipework or guttering during heavy rainfall.
A quick gutter clean and a visual check of downpipes can prevent a Christmas call-out. Even if you cleared them a couple of months ago when autumn hit, it’s amazing how fast debris builds up at this time of year.
3. Inspect paths, patios and outside spaces
Cold snaps can turn communal paths, patios, and especially decking, into veritable ice rinks.
Check that surfaces are clear and safe, and if appropriate, leave a tub of grit or salt so tenants can treat icy areas if temperatures drop.
4. Make sure all safety features are working
Test smoke alarms, carbon monoxide detectors, emergency lighting (if applicable) and communal fire doors.
This is a key part of HMO safety compliance and avoids avoidable emergencies at the worst possible time.
5. Give tenants a clear list of emergency contractors
Your tenants should know exactly who to contact and when. Provide a simple one-page list including:
- Plumber – for leaks or heating issues
- Electrician – for faults, flickering lights, failed appliances (including the oven on Christmas Day!). Tenants should still report electrical faults to you, so make sure you are clear what things are your responsibility to fix in a hurry and what things are at their cost.
- General handyperson – for stuck taps, broken door handles, or other minor repairs. These people are a godsend.
- Emergency locksmith – be sure to remind tenants: if someone locks themselves out, it’s their responsibility to get themselves back in. If they don’t want to pay an emergency call-out fee… they shouldn’t get locked out!
Clear guidance reduces panic, prevents unnecessary calls to you, and keeps responsibilities fair.
6. And finally: provide your genuine emergency number
Make it crystal clear what is and is not an emergency.
Anything your contractors can resolve should go to them first, though tenants should still report the issue to you.
But if there is a serious situation that genuinely requires your involvement, make sure tenants have the correct emergency number.
One important point: in an HMO, don’t rely on one “head tenant” to pass information on. Make sure you have contact details for all tenants and email them any instructions directly.
A little preparation now means you can step into Christmas week knowing your tenants are supported, your property is protected, and your phone is far less likely to ring during Christmas lunch.
And of course, if you’re an HMO landlord in Ipswich who would prefer to know that everything is handled for you, LEA Property Solutions is here to take the weight off your shoulders, not just at Christmas, but all year round.