Renting in Exeter comes with questions about what you can and can't do when something breaks or needs attention. Get it wrong and you risk deposit deductions or disputes with your landlord.
Here's the practical guide to handling repairs as a tenant.
Who's Responsible for What?
Landlord's Responsibilities (They Must Fix)
By law, your landlord must maintain:
| Category | What's Included |
|---|---|
| Structure | Roof, walls, foundations, external doors, windows |
| Exterior | Gutters, downpipes, external pipes |
| Heating | Boiler, radiators, hot water system |
| Utilities | Gas pipes, electrical wiring, water supply |
| Sanitary | Bath, toilet, sink, shower (the fixtures themselves) |
| Safety | Smoke alarms, carbon monoxide detectors, gas safety |
These aren't optional. A landlord can't put them in the tenancy agreement as your responsibility - the law overrides the contract.
Tenant's Responsibilities (Your Job)
You're generally responsible for:
- Consumables - light bulbs, batteries, fuses
- Minor items - toilet seats, shower curtains, door stops
- Blockages you cause - hair in drains, food in sink
- Damage you cause - holes in walls, broken handles, stains
- Cleanliness - keeping the property reasonably clean
- Reporting - telling the landlord about problems promptly
- Garden - basic maintenance (mowing, weeding) unless stated otherwise
Grey Areas
Some things depend on your specific tenancy agreement:
| Item | Often Tenant | Often Landlord | Check Agreement |
|---|---|---|---|
| Light bulbs | ✓ | ||
| Smoke alarm batteries | ✓ | ||
| Blocked drains (your fault) | ✓ | ||
| Blocked drains (tree roots) | ✓ | ||
| Stiff door locks | ✓ | Maybe | |
| Window handle broken | ✓ | Maybe | |
| Oven element failed | ✓ | ||
| Fridge seal worn | Sometimes | Sometimes | ✓ |
| Garden maintenance | Often | Sometimes | ✓ |
| Window cleaning | Sometimes | Sometimes | ✓ |
Repairs You Can (and Should) Do Yourself
These minor fixes won't affect your deposit and are expected:
Safe to DIY
- Replace light bulbs - obviously
- Replace batteries - smoke alarms, remotes, etc.
- Unblock sink - if it's hair/food you've put down it
- Tighten loose screws - door handles, cabinet hinges
- Change fuses - in plugs
- Bleed radiators - if there's air in the system
- Replace toilet seat - match the style if you can
- Adjust wardrobe doors - if they're misaligned
- Unblock toilet - with a plunger
- Replace shower head - if yours breaks (keep the old one)
The "Keep the Original" Rule
If you replace something, keep the original so you can put it back when you leave:
- Showerhead you prefer over the landlord's one
- Light fittings you want to swap
- Door handles (some people do this)
- Curtain poles/blinds
Return everything to its original state when you move out.
Repairs That Need Permission
Even if you're capable of doing these, get landlord permission in writing first:
Always Ask First
- Drilling holes - for shelves, pictures, TV mounts
- Painting - even if you think it's an improvement
- Changing fixtures - light fittings, door handles, taps
- Installing anything - curtain rails, blinds, storage
- Garden changes - planting, removing plants, structures
How to Ask
Email is best - creates a record:
"Hi [Landlord], I'd like to put up a TV wall mount in the living room. This would require 4 holes in the wall with rawlplugs. I'm happy to fill and touch up the holes when I leave if you'd prefer. Please let me know if this is okay. Thanks, [Your name]"
If they say yes, screenshot or save that email. If they say no, you've saved yourself a deposit dispute.
Common Permission Scenarios
| Request | Likely Answer | Conditions Often Applied |
|---|---|---|
| TV wall mount | Often yes | Fill holes on leaving |
| Shelving | Maybe | Depends on quantity |
| Painting walls | Sometimes | Return to original colour |
| Changing locks | Rarely | Must provide keys |
| Garden planting | Usually yes | Leave plants behind |
| Satellite dish | Often no | Exterior alteration |
| Pet flap | Rarely | Permanent alteration |
When to Report Problems
Report Immediately
Some issues get worse (and more expensive) if left:
- Water leaks - any leak, anywhere
- No heating or hot water - especially in winter
- Electrical problems - sparks, burning smell, not working
- Gas smell - call National Gas Emergency first (0800 111 999)
- Security issues - broken locks, damaged doors/windows
- Damp or mould - can become health hazard
- Pest infestations - gets worse quickly
Report Soon (Within a Few Days)
- Appliance not working - if provided by landlord
- Blocked drain - that you can't unblock yourself
- Window problems - seals, handles, catches
- Door issues - won't close, lock problems
- Bathroom issues - loose toilet, dripping taps
Report at Convenience
- Cosmetic issues - scuffed walls, worn carpet
- Minor wear - stiff handles, squeaky hinges
- Garden problems - unless structural
How to Report
Always in writing - email or through your letting agent's portal:
- Describe the problem clearly
- Say when you first noticed it
- Include photos if relevant
- Mention any urgency
- Ask when to expect a response
Keep copies of everything. This protects you if there's ever a dispute.
Protecting Your Deposit
Your deposit is protected in a government scheme. To get it back in full:
At the Start of Tenancy
- Check the inventory thoroughly - note everything, no matter how small
- Take dated photos of everything - every room, every mark, every issue
- Report existing problems in writing - within the first few days
- Keep a copy of the inventory - you'll need it when you leave
During the Tenancy
- Report problems promptly - in writing, keep copies
- Get permission before changes - in writing, keep copies
- Keep receipts - for any repairs you pay for
- Document everything - before and after photos of any work
Before Leaving
- Fix minor damage you've caused - holes, scuffs, marks
- Deep clean - to the standard it was when you arrived
- Return any changes you made - fixtures, paint colours
- Take dated photos - every room, matching your move-in photos
- Read meters and photograph them - to avoid utility disputes
Common Deposit Deductions to Avoid
| Issue | Prevention |
|---|---|
| Unfilled holes in walls | Fill before leaving, touch up paint |
| Dirty oven | Clean properly or pay for professional clean |
| Stained carpet | Try professional cleaning first |
| Missing items | Keep inventory, return everything |
| Garden overgrown | Maintain throughout or blitz before leaving |
| Limescale buildup | Regular cleaning prevents heavy buildup |
| Mould in bathroom | Report early, keep ventilated, clean regularly |
Exeter-Specific Rental Situations
Student Lets
Exeter's big student population means specific issues:
Common in Student Houses:
- Older Victorian properties with quirks
- Multiple occupancy = more wear
- Short lets = less maintenance motivation
- Large deposits but less leverage
Tips for Students:
- Document everything at move-in (photos, photos, photos)
- Report problems as a house (strength in numbers)
- Know your rights - HMO licensing means certain standards
- Get everything in writing
Period Properties
Many Exeter rentals are Victorian or Edwardian:
| Feature | What to Know |
|---|---|
| Solid walls | Drilling needs masonry bits and proper plugs |
| Sash windows | Often draughty, may need adjustment |
| High ceilings | Changing light bulbs might need a ladder |
| Original features | Don't damage - costly to restore |
| Old plumbing | Can be temperamental, report issues quickly |
New Build Rentals (Pinhoe, Cranbrook, etc.)
Different considerations:
- Snagging may still exist - report defects, not your problem
- NHBC warranty - structural issues covered, tell landlord
- Stud walls - can't take as much weight as older walls
- Modern fittings - replacement parts usually easy to find
What To Do If...
...Your Landlord Won't Do Repairs
- Put the request in writing (email) with deadline
- Follow up in writing after deadline
- Contact your local council's housing team
- In serious cases, contact Environmental Health
- Keep paying rent - withholding rent is legally risky
Exeter City Council: 01392 277888
...You've Caused Damage
- Be honest - tell your landlord
- Offer to pay for repair
- Get quotes if it helps
- Don't try to hide it - usually discovered at checkout
...There's a Dispute Over Repairs
- Check your tenancy agreement
- Gather all documentation (photos, emails)
- Try to resolve directly first
- Contact deposit scheme for free dispute resolution
- Citizens Advice can help (0808 223 1133)
Quick Reference: Who Pays?
| Situation | You Pay | Landlord Pays |
|---|---|---|
| Boiler breaks down | ✓ | |
| You block the toilet | ✓ | |
| Light bulb blows | ✓ | |
| Window won't close properly | ✓ | |
| You lose your keys | ✓ | |
| Lock becomes stiff/fails | ✓ | |
| Smoke alarm needs batteries | ✓ | |
| Smoke alarm needs replacing | ✓ | |
| Drain blocked by tree roots | ✓ | |
| Drain blocked by your hair | ✓ | |
| Damp from building issue | ✓ | |
| Mould from your ventilation habits | Disputed | |
| Fridge stops working | ✓ (if landlord's) | |
| You damage the carpet | ✓ | |
| Carpet wears out normally | ✓ |
Need help with repairs in your rental? Whether it's making good before checkout or fixing something you've damaged, I can help - often the same day. Call 01392 964094 or get a quote.
Sam Hembury
Sam is the founder of Hembury Contracting, providing professional handyman services across Exeter and Devon. With years of experience in property maintenance, he shares practical tips to help homeowners tackle common tasks.
