Who Pays for Repairs on a Social Housing Lease?
On a social housing lease, the provider pays for the inside of the house: day-to-day internal maintenance, utilities, council tax and any damage the occupants cause. You, as the owner, keep four things: the exterior, the electrics, the boiler and the pipework. Budget around 5% of the rent for them and take out boiler cover.
That's the short answer to a question I get on almost every call. Here's the longer one, because it's the bit buyers most often get wrong.
Who pays for repairs on a social housing lease?
The provider pays for internal repairs and tenant damage during the lease. The owner pays for the building itself and its systems: roof and walls, wiring, boiler and pipes. The lease is with the provider, not the occupant, so there's no tenant to chase. But it isn't a full repairing lease either.
Here's how it splits on our leases:
The provider covers:
Managing the occupants
Internal maintenance and decoration
Utilities and council tax
Damage the occupants cause
The rent every month, even if the house is empty
You cover:
The exterior: roof, walls, windows, gutters
The electrics
The boiler
The pipework
Buildings insurance
I used to sum up the owner's side as "the structure and the boiler". That undersold it. Electrics and pipework are yours too, and I'd rather you heard that from me than found out after completion.
Why do the exterior, electrics, boiler and pipes stay with the owner?
They stay with you because they're part of the building, not the way it's used. The government's own repairs guidance says a landlord is always responsible for the structure and exterior, sanitary fittings including pipes and drains, heating and hot water, gas appliances and flues, and electrical wiring. A provider lease follows the same logic.
There's a practical reason too. Those are the expensive, long-life parts of a house. A provider leasing for three to five years won't take on a roof or a rewire, and you wouldn't want them deciding how it's done on a house you own.
The four things that stay with you
1. The boiler. The one most likely to call you. It's usually low pressure or a part, now and then a replacement. Boiler cover at around £15–£20 a month takes most of the sting out of it. It's the cheapest insurance you'll buy as a landlord.
2. The pipework. A leak from a pipe is yours. A stain on a ceiling under the bathroom usually means a pipe or a seal, and it needs fixing quickly before it becomes a ceiling.
3. The electrics. The wiring, the consumer unit and anything a qualified electrician flags. Landlords must have the electrics checked at least every five years by a qualified person, so the five-yearly report tells you what's coming.
4. The exterior. Roof, gutters, brickwork, windows. On the kind of older terraces we buy across the North West and North East, this is where a cheap house can stop being cheap. It's why every house is viewed and refurb-quoted before it goes to an investor.
What about safety certificates?
The house has to be safe and certified before a provider will take it. That means an annual gas safety check by a Gas Safe registered engineer, the five-yearly electrical report, an EPC, and since 1 October 2022 a smoke alarm on every storey and a carbon monoxide alarm in any room with a fixed combustion appliance (gas cookers excepted).
We arrange all of these as part of onboarding a property to a provider. During the lease, check the clause that says who books the renewals. If it's you, put the dates in your diary now. Your solicitor will walk you through the lease before you sign.
How much should I budget for maintenance?
Budget about 5% of the rent. On a £900-a-month North West lease, that's roughly £540 a year set aside, plus boiler cover and buildings insurance. Compare that with a professional HMO, where management, maintenance, bills and voids can take around 40% of the income before the mortgage is paid.
The 5% won't be spent evenly. Most years are quiet. Then a roof needs work. Keep the pot separate and let it build.
Two other things to know:
End of lease. The provider returns the house allowing for fair wear and tear. After three to five years of a family living there, expect to redecorate and probably replace some flooring. We cover the handover in what happens when a property is returned by a provider.
Standards are rising. The government's new Decent Homes Standard, published in January 2026 and applying from 2035, names roofs, windows, boilers and electrics among the "key" components a home must keep in reasonable repair. They're the same parts that stay with the owner.
What this means for you
If you're buying from abroad, this is the part to plan for, because you won't be popping round when the boiler stops. In practice:
Take out boiler cover from day one.
Set aside about 5% of the rent in a separate maintenance pot.
Have a trade on call. We'll introduce you to the local tradespeople we use.
Know your lease. Read the repairing and certificate clauses with your solicitor before you sign.
None of this undoes the point of a provider lease. The rent arrives every month, the occupants are managed for you and there are no voids. You just still own a house, and houses need looking after.
FAQ
Does the provider pay for repairs on a social housing lease?
Yes, for most of them. The provider pays for internal maintenance and any damage the occupants cause during the lease. The owner keeps the exterior, the electrics, the boiler and the pipework, plus buildings insurance. Check the repairing clause in your own lease with your solicitor before you sign.
Who pays if the boiler breaks on a social housing lease?
You do, as the owner. The boiler stays with you on our leases, so we recommend boiler cover at around £15–£20 a month from the day the lease starts. It turns an unexpected repair or replacement bill into a small, fixed monthly cost you can plan around.
How much should I set aside for maintenance on a social housing buy-to-let?
About 5% of the rent each year, kept in a separate pot. On a £900-a-month lease that is roughly £540 a year, on top of boiler cover and buildings insurance. Most years you won't spend it all, which leaves money there for the year a roof or rewire comes up.
Will the property come back in good condition when the lease ends?
The provider returns it allowing for fair wear and tear and is liable for damage the occupants cause. Be realistic though. After three to five years of a family living there, expect to redecorate and probably replace some flooring. Budget for it rather than expecting the house back untouched.
Talk it through
If you'd like to see how the numbers work on a real house, including the maintenance budget, book a 30-minute Discovery Call. You can also see our current deals.
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