In short: Tenants must do the small jobs a reasonable person would do about the place, from changing bulbs to reporting problems promptly. The standard comes from a 1953 case, and meeting it is the surest route to a full deposit back.

Updated 29 September 2026

The key facts

  • "Tenant-like manner" comes from Warren v Keen (1953), Lord Denning's Court of Appeal judgment that still defines a tenant's day-to-day duties.
  • Breaching a tenancy term is possession Ground 12. A landlord can seek possession under Section 8 for breach of any term other than rent. Housing Act 1988, Schedule 2.
  • 24 hours' written notice is the minimum a landlord must give before accessing the property for repairs, at reasonable times.
  • Unreported problems can cost you. Damage that worsens because it was not reported promptly can be charged to the tenant as "permissive waste".

What does "acting in a tenant-like manner" mean?

Doing the little jobs a reasonable tenant would do about the place, not damaging the property, and repairing any damage you, your family or your guests cause. The phrase comes from the landlord and tenant case of Warren v Keen, decided at the Court of Appeal on 9 October 1953, where Lord Denning explained it like this:

"But what does it mean 'to use the premises in a tenant-like manner'? It can, I think, best be shown by some illustrations. The tenant must take proper care of the place. If he is going away for the winter, he must turn off the water and empty the boiler. He must clean the chimneys, when necessary, and also the windows. He must mend the electric light when it fuses. He must unstop the sink when his waste blocks it. In short, he must do the little jobs that a reasonable tenant would do about the place. In addition, he must, of course, not damage the house, wilfully or negligently; and he must see that his family and guests do not damage it; and if they do, he must repair it. But apart from such things, if the house falls into disrepair through fair wear and tear, lapse of time, or for any reason not caused by him, then the tenant is not liable to repair it."

What happens if you do not?

A landlord in England can seek possession under Section 8 of the Housing Act 1988 using Ground 12, breach of a tenancy obligation, which covers a breach of any term in the tenancy agreement other than rent.

Well short of eviction, failing to look after the property also costs money at the end of the tenancy, because damage beyond fair wear and tear comes out of the deposit. The seven habits below are the surest route to getting your deposit back in full.

How do you take care of a rental property?

Look after the everyday things, report anything bigger straight away, and keep to the terms you signed. In practice that means seven habits.

1. Take care of the basics. Your landlord is responsible for repairs to the structure and exterior plus the plumbing, electrical and heating systems. Your side: keep the home ventilated to prevent condensation, do routine maintenance such as testing smoke alarms and changing light bulbs, dispose of rubbish properly, and avoid damaging decoration, furniture or equipment, because anything you break is yours to pay for.

2. Report issues promptly. Check your tenancy agreement for how to raise a maintenance request, whether direct to the landlord or through a property manager's reporting system. If you sit on a problem and it worsens, the extra repair cost, called permissive waste, can fall to you.

3. Allow access for repairs. You must be given at least 24 hours' written notice, at reasonable times. Be flexible where you can, and consider allowing certified tradespeople in with management keys if you cannot be home.

4. Follow the agreement and ask before anything it does not cover. You will likely need permission to take in a lodger or long-term guest, run a business from the property, renovate, redecorate, or keep a pet.

5. Take responsibility for guests. You can be held accountable for anyone who lives in or visits your home, and repeated complaints about noise or disruptive behaviour can lead a landlord to seek possession.

6. Do not leave the property empty unannounced. Your agreement will say how long the property can stand vacant without notice. For longer absences, tell the relevant people, arrange access for any visits, leave keys with someone you trust, lock up properly, and leave the heating on low over winter so pipes do not freeze.

7. Pay on time. Pay rent on or before the due date, usually monthly by bank transfer, and keep paying even during a repair dispute, because arrears count against you if anything ever reaches court. Settle council tax, utilities and final bills before you leave. If you rent a Hello Neighbour managed home, our guide to paying rent on time explains the options.

This guide is general information for tenants in England, not legal advice.

Renting through Hello Neighbour means maintenance reporting, payments and paperwork all in one place. See how renting with us works.

Useful resources