Blocked gutters cause damp, leaks and damage – and in rented homes they often cause arguments about who should pay. Here is a plain-English guide to who is responsible for gutters in a UK rental property, plus what to do when birds are the cause.
Key points
- In England and Wales, landlords of most residential tenancies must keep gutters and the outside of the property in repair.
- Tenants are expected to look after the home sensibly and report problems promptly.
- A tenancy agreement can ask tenants to do small jobs, but can’t shift the landlord’s legal repair duties onto them.
- If birds nesting under solar panels are blocking gutters, it is usually the landlord’s job to fix the cause.
What the law says
For most residential tenancies of less than seven years in England and Wales, section 11 of the Landlord and Tenant Act 1985 requires the landlord to keep the structure and exterior of the home in repair – and it specifically includes drains, gutters and external pipes. A landlord can’t contract out of this duty in the tenancy agreement.
In practice, that means fixing broken, leaking or sagging gutters is the landlord’s responsibility, and routine clearing is usually treated the same way, because gutters are hard to reach and out of sight. Most tenants can’t safely check or clear them.
Rules are different in Scotland and Northern Ireland, and leases of seven years or more can work differently, so always check your own agreement and the guidance for your area.
What tenants are responsible for
Tenants must use the property in a “tenant-like manner” – looking after it sensibly, doing minor everyday jobs and not causing damage. For gutters, that usually means:
- reporting overflowing gutters, damp patches or leaks to the landlord or agent promptly
- not causing blockages, for example by letting garden waste or debris into downpipes
- allowing reasonable access for repairs
If a tenant’s own actions cause a blockage or damage, the landlord may be able to recover the cost.
What landlords should do
- Have gutters checked and cleared regularly, typically once or twice a year and after autumn leaf fall.
- Respond quickly to reports of leaks or overflowing – delays can lead to damp and mould, which landlords must also deal with.
- Use insured contractors with proper access equipment.
- Keep a record of inspections and work done.
When pigeons are the problem
On homes with solar panels, a common cause of blocked gutters is pigeons nesting in the gap under the panels. Twigs, feathers and droppings wash into the gutters and downpipes, and the birds return every breeding season.
Clearing the gutters alone won’t stop it. The lasting fix is to remove the nests, clean up and fit mesh around the panels so birds can’t get underneath. As the solar panels are part of the property, this is normally for the landlord to arrange – unless the panels are owned by a separate solar company under a roof lease, in which case check that agreement too.
We work with landlords and letting agents across the UK. Find out how our solar panel pigeon proofing works, see how much it costs, or find your area.
Please note: Pigeon Solar Solution no longer offers gutter cleaning. This article is general information, not legal advice.
Frequently asked questions
Can a landlord make a tenant pay for gutter cleaning?
A tenancy agreement can’t remove the landlord’s legal duty to keep gutters in repair. Landlords may be able to charge for damage a tenant has caused, but routine maintenance is generally the landlord’s cost.
What should a tenant do if the landlord won’t fix the gutters?
Report it in writing and keep copies. If nothing happens and the problem is affecting the home, contact your local council’s private housing team for advice.
Who pays to get rid of pigeons under solar panels in a rented home?
Usually the landlord, as the panels and roof are part of the property they must keep in repair. Tenants should report the problem as soon as they notice it.
