We handle property repairs and maintenance across London as one accountable contractor — the practical alternative to juggling separate trades — with letting agents and portfolio landlords at the core of the service. Reactive repairs run on agreed response times, void and end-of-tenancy works turn around in days, and the long tail of small jobs — plaster patching, doors, sealant, gutters — is done properly first time and evidenced with photographs. Homeowners get the same directly employed multi-trade team, £5m public liability cover and two-year workmanship guarantee.
Written Guarantee: 2 Years
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Average Timeline Range: Same day - 2 weeks
Reactive Repairs on Agreed Response Times
Letting agents live and die by response times. A leaking overflow or a jammed sash reported on Monday becomes a formal complaint, a withheld-rent threat or the opening move in a disrepair claim by Friday. We run reactive maintenance for agents and landlords across London on agreed SLAs: emergency attendance within 2–4 hours for water ingress, electrical hazards and security failures, urgent repairs within 48 hours, and routine works within five working days.
Jobs are raised by email or straight into your works-order system — Fixflo, Reapit, Jupix or your own spreadsheet — attended by directly employed multi-trade operatives, and closed with dated before-and-after photographs against the works-order number. We contact tenants directly to book access and give the notice the tenancy requires, copying your office throughout, so your negotiators stop being the message relay between tenant and trade.
Every reactive repair carries our two-year workmanship guarantee, and where an operative spots a further defect on site — a hairline leak under a basin, blackening grout, a loose stair spindle — we photograph and report it, so a £90 job today does not become a £900 disrepair claim next quarter.
Void and End-of-Tenancy Turnarounds
Every week a property sits empty between tenancies costs a London landlord roughly £400–£700 in lost rent, which makes the void turnaround the most time-critical work we do. We scope straight from the check-out report and the inventory clerk’s schedule: redecoration, plaster patching, silicone renewal, flooring repair or replacement, deep-clean coordination, lock changes and the niggles — dripping taps, cracked sockets, stiff windows — that every viewing finds.
The whole package runs as one visit stream under one fixed quotation, not five separate trades booked across five separate days. A standard one- or two-bedroom flat void typically turns around in three to five working days from access; a tired property needing full redecoration and new flooring is programmed in writing before we start, so nobody over-promises the re-let date to an applicant.
We photograph the finished property to a lettable standard so the listing can go live before the keys are back in the office, and we leave the compliance box ticked — smoke and CO alarms tested to BS 5839-6, EICR remedials closed off, and the gas safety record renewed if it lapsed during the void.
The Long Tail of Small Jobs
Most maintenance is not dramatic. It is plaster patching after a shelf comes down, easing doors and windows that no longer close, replacing sealant gone black around a bath, refixing a loose handrail, clearing and realigning gutters, repointing a sill before frost gets into it. Done late, each becomes a bigger repair: the blocked gutter becomes a damp wall in the back bedroom, the failed bath seal becomes a stained ceiling in the flat below — a repair three times the price, with a tenant relationship to rescue on top.
Our multi-trade operatives clear whole lists in a single visit, priced per list rather than per trade call-out, carrying common fixings, sealants and consumables on the van so most jobs finish on the spot. Where a list needs a specific tap, lock or light fitting, we confirm what to supply — or collect it — before the visit, so the booked time is spent working rather than driving to the merchant.
For external works we photograph roofline, gutter and pointing condition while the ladder or tower is already up: cheap intelligence that lets a landlord plan next year’s spend rather than react to the next leak.
How to Choose a Property Maintenance Contractor in London
The right maintenance contractor saves an agent more in avoided complaints than they cost in labour; the wrong one generates the disrepair claims. Judge on a handful of concrete criteria rather than the headline hourly rate.
First, insurance and certification: ask to see the £5 million public liability certificate, and confirm gas work is done by Gas Safe engineers and electrical work certificated to BS 7671 by a registered electrician — a genuine contractor sends these to your compliance file without being chased. Second, evidence: a contractor who cannot show dated before-and-after photographs against a works-order number cannot defend a deposit deduction at adjudication. Third, directly employed labour versus a sub-contractor lottery — employed operatives mean consistent standards and someone accountable for the two-year guarantee.
Fourth, pricing structure: for portfolio work you want an agreed schedule of rates and consolidated monthly invoicing, not a fresh negotiation on every job. Fifth, honesty about scope — a good contractor tells you when a job crosses into notifiable electrical or structural territory rather than bodging it. Get everything in a fixed written quotation before instruction; ‘we’ll sort the price after’ is where account relationships go wrong.
Compliance, Certificates and the Paper Trail
For a landlord or agent, half the value of a maintenance contractor is the compliance paperwork they generate without being asked. A repair that is not evidenced barely happened as far as an insurer, an adjudicator or a council’s environmental health officer is concerned.
Gas work is carried out by Gas Safe registered engineers and the landlord gas safety record is issued straight to your file. Electrical repairs are certificated to BS 7671, and where a consumer-unit change or rewire is involved we provide the installation certificate and update the property’s EICR schedule of remedials. Smoke and heat alarms are installed and tested to BS 5839-6, keeping you the right side of the Smoke and Carbon Monoxide Alarm regulations. Fire doors in HMOs and blocks are checked and, where required, replaced with certificated FD30 or FD60 doorsets and correct intumescent seals rather than a painted-over plain door that fails inspection.
We hold £5 million public liability insurance, our operatives carry photo identification, and every job closes with photographs suitable for the landlord statement, the deposit file and any future disrepair defence. That evidence trail is what turns a maintenance spend into a defensible position.
Repairs in London’s Period and Leasehold Stock
London’s housing makes even small repairs less simple than they look, and a contractor who ignores that lands landlords in trouble. In Victorian, Georgian and Edwardian terraces you are working with lath-and-plaster ceilings, lime plaster, softwood sash windows and original mouldings that reward repair over rip-out; a plasterboard mindset destroys value in a conservation area.
Leasehold flats add a layer of consent. Anything touching the structure, the layout, waste runs or communal services can require the freeholder’s licence to alter, and works to a flat in a mansion block are governed by the lease and the managing agent’s rules — permitted working hours, floor-covering acoustic requirements and how materials come through a shared entrance. We flag where consent is needed before we start, not after a neighbour complains.
HMOs bring licensing conditions on fire separation, alarms and amenity standards. External and party-wall works — repointing a flank wall, a parapet, a shared chimney — can engage the Party Wall etc. Act 1996 and neighbour access. And the practical London tax on every job is access: controlled parking, permit suspensions for skips or towers, and narrow terraces where a scaffold needs a licence. We build these realities into the quotation instead of discovering them on day one.
Planned Maintenance That Prevents the Emergency
The cheapest repair is the one that never becomes an emergency. Most out-of-hours call-outs — the burst washing-machine hose, the overflowing gutter bringing down a bedroom ceiling, the failed flat-roof seam — were visible months earlier to anyone actually looking. Reactive-only maintenance means a landlord pays emergency rates to fix at midnight what a planned visit would have caught in daylight.
For portfolio landlords and blocks we run planned preventative maintenance on a schedule: seasonal gutter and roofline clearance before autumn leaf-fall and winter frost, sealant and grout renewal in wet rooms before water tracks into the structure, external decoration and pointing checks, and servicing of the small mechanical items — extractor fans, door closers, window furniture — that fail quietly until a tenant complains.
Each visit produces a condition report with photographs and a prioritised list split into ‘do now’, ‘budget this year’ and ‘monitor’, so a landlord can plan spend across a portfolio rather than lurch from one emergency invoice to the next. For blocks, planned maintenance also protects the service-charge budget and gives leaseholders evidence that their money is being spent on prevention rather than crisis.
Working With Letting Agents and Portfolio Landlords
Agents need three things from a contractor: turn up when promised, evidence everything, and never embarrass them in front of a landlord or a tenant. Our process is built around exactly that. Quotations are itemised against the works order, invoices match the quotation to the line, and every job closes with photographs fit for the landlord statement and the deposit file.
For account clients we set up a named contact, agreed schedule-of-rates pricing so there is no per-job haggling, and monthly consolidated invoicing that lands as one statement rather than a drift of separate bills. Jobs come in through your existing works-order system or by email, and we report progress against your reference numbers, so your property managers can answer a landlord’s question without phoning us first.
We hold £5 million public liability insurance, our operatives are directly employed and carry identification, and gas and electrical works are handled by Gas Safe and BS 7671-registered engineers with certificates issued straight to your compliance file. Everything carries our two-year workmanship guarantee. To open an account or discuss SLAs for a portfolio, call 020 3962 0455.
What Property Repairs & Maintenance Costs in London (2026)
Item
Typical London Price
Notes
Reactive call-out (first hour)
£90–£120 per hour
Plus materials; water, electrical and security issues prioritised
Half-day multi-job visit
£150–£220 per visit
One operative clearing a grouped list — far cheaper than separate call-outs
Full-day multi-trade visit
£280–£360 per day
Longer snagging lists and mixed-trade works in one booking
Standard 1–2 bed void turnaround
£900–£2,500 per property
Redecoration, patching, sealant and snagging; heavier voids quoted in writing
Plaster patch repair
£120–£280 per patch
Fill, skim and make good; price rises with area and access
Sealant renewal (bath or kitchen)
£80–£140 per run
Strip blackened silicone, sterilise and reseal to prevent leaks below
Gutter clear and realign
£120–£260 per property
Includes roofline and downpipe photos while access is up
Internal door ease or rehang
£70–£150 per door
Adjust, plane or re-hang; new door and ironmongery extra
Portfolio account (schedule of rates)
Agreed per property
Named contact and monthly consolidated invoicing
Guide prices for Greater London in 2026, excluding VAT and materials unless stated. Every job is fixed-quoted in writing after photographs or a site visit; account clients receive agreed schedule-of-rates pricing.
Insider Tips Before You Commit
Group small jobs into one list before booking — a half-day clearing ten tasks costs a fraction of ten separate call-outs.
Ask any contractor for their £5m public liability certificate and Gas Safe / BS 7671 registration before instructing; a genuine firm sends these unprompted.
Insist on dated before-and-after photos against the works-order number — without them you cannot defend a deposit deduction at adjudication.
Scope the void from the check-out report rather than a fresh survey; it saves a day and pins the deductions the outgoing tenant is liable for.
In a leasehold flat, confirm whether you need the freeholder’s licence to alter before touching layout, waste or structure — retrospective consent is expensive.
For any external work needing a tower or scaffold, get roofline, gutter and pointing photographed on the same visit — the access is the costly part.
Renew blackened bath and kitchen sealant the moment it fails; a £90 reseal prevents a four-figure ceiling leak in the flat below.
Move a portfolio onto a schedule of rates with monthly consolidated invoicing — predictable pricing beats renegotiating every job.
How Not to Get Scammed
London has more rogue traders than any other UK market. These are the warning signs we see most often — and exactly what to do when you spot them.
Cash-only work with no VAT invoice.
Insist on a written quotation and a proper invoice with the trader’s details. Cash-only work leaves you no comeback on the guarantee and no record for a landlord’s tax return or a deposit dispute.
A large upfront deposit demanded before any work starts.
For routine repairs, pay on completion; on larger works agree staged payments tied to milestones. A reputable London contractor does not need most of the money before lifting a tool.
‘We found more problems’ mid-job, with a bigger bill and pressure to decide on the spot.
Stop and ask for the extra scope in writing with photographs before agreeing. Genuine additional defects can be documented; invented ones evaporate the moment you ask for evidence.
No written quote — just a vague verbal ‘day rate’ that balloons on the invoice.
Get a fixed written quotation or an agreed schedule of rates before work starts, so the final bill matches what you signed off rather than an open-ended figure.
Uninsured labour and no proof of Gas Safe or electrical registration.
Ask to see the public liability certificate and the engineer’s Gas Safe / BS 7671 registration. Unqualified gas or electrical work is dangerous, uninsurable and can void your landlord cover.
Doorstep ‘we noticed your roof and gutters from the street’ pressure selling.
Never book roof or damp work from an unsolicited doorstep call. Get an independent inspection and a written quote from a contractor you approached, with photographs of the actual defect.
Standards & Compliance
Every project is delivered to current British Standards and Building Regulations, with works documented for building control and HMO licensing sign-off — backed by fixed written quotes and a written guarantee.
BRITISH STANDARDS · BUILDING REGS COMPLIANT · FD30/FD60 FIRE DOORSETS · BS 5839-6 ALARMS · WRITTEN GUARANTEE
Frequently Asked Questions (FAQ)
What are your response times for landlords and agents?
On account terms: emergency attendance for water, security and electrical hazards typically within 2–4 hours, urgent repairs within 48 hours, and routine works within five working days. Every job is closed with dated before-and-after photographs against your works-order number, and tenants are contacted directly to arrange access with the proper notice.
How do you charge for small repairs?
Small works are charged from a first-hour rate of around £90–£120 plus materials, with multi-job lists priced as a single fixed quotation — far cheaper than per-trade call-outs. Larger repairs are quoted fixed after photographs or an inspection visit. Account clients receive agreed schedule-of-rates pricing and monthly consolidated invoicing.
How quickly can you turn around a void property?
A standard one- or two-bedroom flat — redecoration, patching, sealant, minor repairs and snagging — typically turns around in three to five working days from access. Larger refurbishment voids are programmed in writing so the re-let date is realistic. We photograph the finished property so the new listing can go live immediately.
Do you work directly with tenants for access?
Yes — we contact tenants to arrange appointments, give the notice the tenancy agreement requires, and copy your office on all correspondence. Operatives carry ID, and we report any further defects we notice while on site, with photographs, so small issues are caught before they become disrepair claims or deposit disputes.
Do you provide the compliance certificates landlords need?
Yes. Gas work comes with a Gas Safe landlord gas safety record, electrical repairs are certificated to BS 7671, and smoke and heat alarms are tested to BS 5839-6. Where fire doors are involved in an HMO or block, we fit certificated FD30 or FD60 doorsets. Every certificate goes straight to your compliance file, and each job closes with dated photographs.
Can you set up a maintenance account for a portfolio or block?
Yes — account terms are how most of our agent and portfolio work runs. You get a named contact, an agreed schedule of rates so there is no haggling per job, and monthly consolidated invoicing instead of scattered bills. Jobs come in through your works-order system or by email and close against your reference numbers with photographs, ready for the landlord statement.
Do you handle out-of-hours emergencies?
Yes. On account terms we attend genuine emergencies — water ingress, electrical hazards and security failures such as a broken entrance door or window — typically within 2–4 hours to make the property safe and watertight. We stop the immediate problem, then return with a fixed quotation for the permanent repair rather than charging emergency rates for the whole job.
What guarantee comes with your repairs?
Every repair carries a two-year workmanship guarantee, alongside the manufacturers’ warranties on any parts and fittings we supply. Gas and electrical works are certificated by registered engineers, and larger works are quoted and guaranteed in writing. If something we repaired fails within the guarantee period, we return and put it right at no charge.
Do you cover leasehold flats and mansion blocks, including consents?
Yes, and we handle the London-specific hurdles that come with them. Works to a leasehold flat that touch the structure, layout, waste or communal services often need the freeholder’s licence to alter, and mansion blocks impose working hours and acoustic flooring rules through the managing agent. We flag where consent is needed before starting, and match repairs to period lath, lime plaster and original joinery rather than ripping them out.
Which areas of London do you cover?
We cover Greater London — central boroughs, inner and outer London — including Victorian and Georgian terraces, ex-local-authority flats, new-build apartments and mansion blocks. Access realities such as controlled parking, permit suspensions for skips or towers and scaffold licences are built into the quotation so there are no surprises. Call 020 3962 0455 to check we cover your postcode.
Our Written Guarantee
We provide a fully comprehensive, written 2-Year guarantee covering all structural reinstatement, moisture boundaries, and finish coatings.
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Property Repairs & Maintenance Across Greater London
We deliver property repairs & maintenance across all 33 London boroughs — from the City and Central London out to the M25. Tap any marker to see coverage and local postcodes.
