Common summer tenancy issues and how to avoid them

Common summer tenancy issues and how to avoid them

Summer is a season of sunshine, holidays and barbecues, but for landlords, it can bring its own set of tenancy challenges. Whether you’re a seasoned landlord or just starting out, knowing what to look out for – and how to prevent problems before they arise – can help you protect your property, your tenant’s deposit, and your peace of mind. Our guide explores common summer tenancy and deposit issues and provides tips to help reduce disagreements and minimise the need for formal resolution at the end of the tenancy.

The most common reasons for deposit deductions

With tenants making greater use of outdoor spaces, leaving properties empty while on holiday, or simply living with doors and windows open more often, the warmer months can bring risks. If proactively managed this can help to avoid damage and disagreements over the deposit when the tenancy ends. Gardens become high-traffic areas, furniture gets moved or borrowed, and overlooked chores like cleaning or watering can become more noticeable at check-out.

While the most common reasons for deposit deductions remain consistent throughout the year – cleaning, damage, and redecoration among them – the summer months can intensify these issues.

Understanding how seasonal patterns influence tenant behaviour allows landlords and agents to take preventative action and set clearer expectations early on. Here are some of the most common issues that arise during summer and how they can affect the tenant’s deposit.

• Cleaning – This is number one when it comes to negotiating costs at the end of the tenancy. During the summer months, dust, pollen and pet hair can accumulate quickly with windows open, and more time spent outside. It’s important for tenants to understand that the property should be kept clean and returned in the same standard it was in at the start
• Damage – Using the home and garden during the summer months can lead to wear and tear above normal use in some circumstances. Damage comes a close second after cleaning for end of tenancy cost negotiation and includes damage to the property, fixtures or fittings as well as some outdoor fixtures
• Redecoration – Tenants may be tempted to repaint or redecorate without permission to freshen up the space in summer. This could lead to costs to restore the décor to its original condition
• Garden maintenance – Lawns and plants grow faster in warm weather, and if tenants neglect the maintenance, the garden can quickly become overgrown
• Missing items – Furniture used outdoors or moved to make way for gatherings can go missing or become damaged
• Arrears – Longer holidays or higher childcare bills over summer could cause some tenants to fall behind on rent payments

As Suzy Hershman, Resolution department lead at mydeposits, explains:

“Summer can bring seasonal disagreements which end up needing resolution services, because tenants use the property differently – gardens, balconies, and even carpets can take a hit after a season of BBQs, parties and pets shedding more than usual. Clear advice and good record-keeping go a long way to preventing issues from escalating.”

Seasonal summer tenancy issues

Outdoor space is a big draw for many tenants – especially in summer – and can help boost rental income. But with greater use of the garden and longer daylight hours come additional responsibilities and risks. By addressing these common summer issues early, and making sure they’re reflected in your tenancy agreement, you can help prevent issues later on.

Paddling pools and trampolines

Items like paddling pools and trampolines are popular in summer, especially for families. But when left in one place for too long, they can damage or kill the grass. Encourage tenants to move them regularly to protect the lawn. Read our resolution case study about a landlord claiming costs for replacing the grass under a trampoline to help understand our approach. Also remind tenants not to dispose of treated pool water on plants or lawns, as chemicals can be harmful.

Ball games

With school holidays and more time spent outside, ball games become more frequent and can result in accidental damage. Remind tenants to be careful when playing near windows, greenhouses, fences, or delicate garden areas and make sure you have landlord insurance that covers accidental damage in case any damage exceeds the deposit amount.

Pests and unwanted visitors

Eating outdoors is a summer highlight, but leftover food and unsealed bins can attract pests like ants, wasps, mice, and rats. Make sure tenants have the facilities and knowledge to dispose of rubbish correctly. This can help avoid infestations inside and out.

Noise and outdoor socialising

Long, warm evenings often mean tenants are enjoying the garden well into the night, sometimes noisily. Encourage tenants to be considerate of neighbours, especially in shared or densely populated areas. If you have a good relationship with the neighbours, consider giving them your contact details in case noise becomes an issue.

Summer weather and building maintenance

Hot weather and summer storms can both take a toll on a property. Prolonged sun can damage exterior finishes, while heavy rain and wind can exploit weaknesses like cracked roof tiles or blocked gutters. Stay ahead of potential damage with regular maintenance checks.

“Every year the majority of storm claims are due to roof damage. The average claim value for storm-related roof issues has risen by over 50% in recent years – in 2023 we paid out nearly £98,000 for roof damage to a property caused by torrential rain.

Our experience shows that maintenance investment should match seasonal risks. To protect your property, carry out essential checks in advance. Our guide, ‘Property maintenance tips for all seasons’, provides a year-round maintenance checklist to support landlords.”

Steve Barnes, Head of Broking at mydeposits insurance partner, Total Landlord

Japanese knotweed

This fast-spreading invasive plant can cause major structural damage by growing through walls, brickwork, and even metal. It requires professional removal and can significantly impact property value. Show tenants what Japanese knotweed looks like and ask them to report any signs immediately. Regular inspections can help detect it early. Consider sharing Total Landlord’s ultimate guide to Japanese knotweed with your tenants.

BBQs and garden fires

Fire pits, BBQs and bonfires are becoming more common, but so are fire-related claims. Lay out clear safety rules in your tenancy agreement, including:

• never leave fires or hot coals unattended
• keep a bucket of water or sand nearby
• avoid lighting fires in windy conditions, by fences or near to plants, trees, shrubs
• dispose of cinders carefully
• never use petrol or accelerants to light a fire

Garden pests

Bees and wasps are usually harmless but can become a problem if nests are close to living areas or if any tenant has allergies.

Tip: If tenants report concerns about wasps or bees, it’s good practice and builds trust for landlords to take responsibility for calling pest control. Check whether your landlord insurance covers nest removal to avoid unexpected costs.

How to prevent summer tenancy issues from escalating

While summer can bring seasonal challenges for landlords, those who plan will avoid common pitfalls and maintain a smoother tenancy throughout the summer. Here are five practical ways to protect your property over the warmer months and reduce the risks of disagreement over the deposit when the tenancy ends.

1. Schedule a periodic inspection early in the season

Use this opportunity to check for developing issues like:

• overgrown gardens – is the lawn being mowed and are weeds under control?
• storm or water damage – are there signs of blocked gutters, leaks or roof damage following summer storms?
• exterior paintwork or structures – is the decking weathered or paint peeling due to heat or sunlight?
• bins and waste management – is rubbish being disposed of properly to avoid pests and smells?
• large garden toys on the lawn – does it look like they have been in one place for a while?

You can also check that tenants are complying with key responsibilities outlined in the tenancy agreement such as safe use of outdoor spaces. Documenting any issues with photos and sending a written report to the tenant can help prompt action and support any future need to negotiate costs, if necessary. Find out more about using photos and videos as evidence and carrying out an inspection.

A friendly visit reinforces your commitment to being an engaged landlord and allows time for problems to be resolved before the end of the tenancy.

2. Send tenants a simple ‘summer care’ checklist

A seasonal checklist acts as a useful reminder for tenants about their responsibilities and helps set expectations. Providing this information in a friendly, supportive tone can prevent issues from escalating.

Include guidance on:

• regular lawn mowing and watering
• cleaning expectations, especially for shared or outdoor spaces
• keeping outdoor areas tidy and free of rubbish with a reminder of instructions for managing rubbish and recycling
• regularly moving any garden toys such as trampolines and paddling pools
• reporting broken appliances or garden tools promptly
• prohibited activities like fireworks or open flames
• BBQ safety guidelines
• security precautions when the property is left empty
• checking smoke alarms and making sure windows and doors are locked during hot weather

See the end of this guide for a full summer property checklist that you can adapt and share with your tenants.

1. Clarify any outdoor restrictions in the tenancy agreement
   The agreement should set out the tenant’s responsibilities for maintaining any external areas, allowing for seasonal change or adverse weather conditions. Summer is when tenants are most likely to bring in items like paddling pools, trampolines, or BBQs, which can lead to property damage, safety concerns, or even complaints from neighbours. Make sure the agreement clearly states what is and isn’t allowed and consider sending a polite seasonal reminder to reinforce these rules. This is also where you need to let the tenant know about reporting any problems promptly.

Check out our guide to tenancy agreements for more advice.

1. Encourage regular ventilation
   While mould is often seen as a winter problem, poorly ventilated homes can develop condensation and damp even in warmer months. Encourage tenants to open windows regularly, especially in kitchens and bathrooms, and make sure extractor fans are working properly. This not only protects your property but also promotes tenant wellbeing. Read our article on condensation and mould, which includes handy tips for tenants.
2. Update your inventory to reflect summer use
   Outdoor furniture, garden tools, and hoses are used more in the summer. Make sure your inventory reflects these seasonal items, if you have provided them, with supporting photos and clear condition notes. This makes it easier to identify accidental damage or loss at check-out. Check out our complete guide to inventories to find out all you need to know about inventories, combining the expertise of mydeposits and No Letting Go.

Suzy Hershman sums up how to reduce seasonal tenancy risks in the summer:

“By anticipating how tenants might use the space differently in summer and providing a simple set of do’s and don’ts, landlords can avoid issues that may escalate later. Communication is key – especially at the start of the summer when the weather and temperature improve and we want to spend time outside.”

Real-life summer deposit case studies

When the sun comes out, gardens come to life. Every summer, mydeposits sees a rise in end of tenancy issues linked to outdoor spaces, from overgrown lawns and dead plants to unauthorised structures and garden damage.

The following real-life case studies from our resolution team reveal how costly these issues can be if not properly managed. They highlight how simple misunderstandings, unclear clauses, or a lack of communication can escalate into proposed costs.

Each example shows what went wrong, how the case was resolved, and most importantly, the lessons landlords can take away to protect themselves and their tenants during the summer.

Case study 1: Garden maintenance and seasonal differences

Issue:

There was disagreement over garden maintenance, with the landlord claiming the garden was left in poor condition and the tenant arguing that the difference was just seasonal growth.

Deposit details

• Total deposit: £875
• Unresolved amount: £319

Key facts:

• The tenancy agreement required the tenant to maintain the garden
• Independent check-in and check-out reports were used, with photographs showing seasonal overgrowth at check-out compared to a tidier seasonal state at check-in
• The adjudicator acknowledged seasonal variation, as the tenancy started in autumn and ended in summer

Outcome:

• The landlord was awarded 70% of the £290 garden maintenance quote, minus the £100 already accepted by the tenant
• Final award: £103 to the landlord.

Lessons learned:

• Tenants must return the garden in the same condition as at the start but landlords should be reasonable when considering the ‘move out’ season
• Good quality, time-stamped check-in and check-out photos are crucial
• Maintenance responsibilities should be clearly defined in the tenancy agreement
• Consider seasonal growth patterns when assessing garden condition
• Detailed quotes strengthen a landlord’s case for end of tenancy resolution

“This can be a surprisingly complicated issue. A tenant’s perspective on what constitutes ‘seasonal growth’ can often vary from the landlord’s view, especially when a contract clause is unclear. Confusion over what tenants are responsible for is often the cause of dispute.

Having a crystal-clear garden maintenance clause in the tenancy agreement is essential and will make it easier to negotiate with the tenant as you will be able to highlight their responsibilities in any discussion. Make sure the tenant can see exactly what they are responsible for.”

Suzy Hershman, Resolution Department Lead, mydeposits

Case study 2: Unauthorised garden alterations

Issue:

A tenant installed an outbuilding with electrics in the back garden without the landlord’s permission, leading to a full deposit dispute when the tenancy ended.

Deposit details:

• Total deposit: £1,800
• Unresolved amount: £1,800

Key facts:

• The tenant built a permanent structure after the tenancy began without consent
• The structure blocked garden access and lacked safety certification
• The tenancy agreement prohibited alterations without landlord approval
• The tenant could not afford to remove it but admitted full responsibility

Outcome:

• The adjudicator upheld the landlord’s right to return the property to its original condition.
• A detailed removal quote of £1,800 was found fair and awarded in full

Lessons learned:

• Tenancy agreements must clearly say that no alterations can be made without written permission
• Regular or pre-check-out inspections can identify issues early and allow tenants time to put things right
• Clear communication and evidence – including a thorough check-in inventory – are essential to support any discussions relating to the deposit when the tenancy has ended
• Landlords should be open to requests but have the right to refuse changes that pose safety or access issues

Top tip:

Always carry out a regular visits, every three to six months, and a pre-check-out inspection. This gives tenants the opportunity to correct unauthorised changes before the tenancy ends.

Case study 3: Lawn neglect and dead shrubs

Issue:

A tenant poorly maintained the garden during a dry summer, leading to lawn damage and the death of established plants. There was a discussion over who was responsible and whether the tenant should replace the broken lawnmower.

Deposit details:

• Total deposit: £900
• Unresolved amount: £450
  • £100 for a broken lawnmower
  • £350 for garden treatment and plant replacement

Key facts:

• The tenant stopped maintaining the garden after the landlord’s lawnmower broke, which they didn’t report
• A hosepipe ban was in place for two weeks, but the evidence showed that the garden was left untended for longer
• There was a water meter in the property and the tenant was reluctant to incur additional costs
• The tenancy agreement only had a vague garden maintenance clause

Outcome:

• The adjudicator awarded £350 to the landlord for the garden repairs
• The claim for the lawnmower was rejected due to its age and pre-existing condition
• The tenant’s lack of effort to maintain the garden contributed to the decision

Lessons learned:

• Clear, detailed garden clauses in tenancy agreements help set expectations
• Tenants should always report maintenance problems as soon as they arise
• Regular inspections can catch problems before they escalate
• Landlords are not required to provide gardening tools, but if they do, the tools must be in good condition and safe to use
• Check-in reports with photo evidence are key to resolving disputes fairly

Top Tip:

If you provide gardening tools like a lawnmower, make sure they are well maintained, stored securely, and safe to use. This not only helps avoid disputes but encourages tenants to keep the garden in good order.”

Suzy explains:

“As a landlord, you have no legal responsibility to provide gardening tools but, if you do, providing the right tools should encourage tenants to maintain the garden.

Any equipment you supply should be in a good state of repair and stored in a locked outbuilding/shed. Power tools such as lawnmowers must be compliant with current health and safety standards and any socket that may be used to plug in a lawnmower, hedge trimmer or other power tool should have RCD protection.”

You can find more advice on who is responsible for garden maintenance in our guide, Happy tenants, healthy gardens: Landlord and tenant garden responsibilities explained.

The importance of documentation and landlord insurance

Document everything

Seasonal risks can be unpredictable, but clear documentation can make all the difference. Make sure you:

• keep your inventory up to date and carry out regular inspections, making notes
• take photos before, during, and at the end of the tenancy
• maintain ongoing communication with tenants to make sure they are aware of their responsibilities
• keep any record of new appliances or work carried out during the tenancy which would amend the check-in inventory

By documenting everything you are protecting both you and your tenant and this will make sure that any necessary deductions are fair, justified, and supported by evidence.

Insurance matters: Are you covered for summer-related damage?

Not all summer-related property damage is covered under standard landlord insurance policies. Outdoor furniture, garden structures or accidental damage caused by tenants or their guests might fall outside your cover.

Steve Barnes, Head of Broking at Total Landlord, explains:

“Damage caused during a neighbour dispute or tenant gathering can fall into a grey area. Our Premier policy includes cover for malicious damage by tenants or their guests, which could help landlords recoup repair costs in such cases. Always review your policy to know where you stand.”

Every season brings its own challenges and summer is no exception. The key to minimising issues is clear communication, practical precautions, and well-documented agreements. By being proactive and setting expectations early, you can reduce the risk of disputes and enjoy a more stress-free tenancy. And by making sure that you have comprehensive landlord insurance in place, you’ll have an extra layer of cover if the deposit amount is not sufficient to cover any issues that may arise at the end of the tenancy.

Need support?

Our dedicated support team has over 25 years of experience in the private rented sector and is always on hand to assist you with any queries or issues. As a member of mydeposits you will have full access to our award-winning adjudication service, helping you with resolution at the end of the tenancy. And if you are an NRLA member you get a 30% discount when protecting your deposits with our mydeposits insured scheme. Protect your deposits today.

Summer property checklist for tenants

Help keep your home in top condition and avoid deposit deductions

Summer brings sunshine, fresh air, and a few seasonal responsibilities for tenants. Use this simple checklist to stay on top of cleaning, maintenance, and safety so you can enjoy the season stress-free.

🌿 Garden and outdoor areas

• ☐ Mow the lawn regularly and keep flowerbeds, borders and patios weed-free
• ☐ Water plants and grass during dry spells
• ☐ Avoid leaving paddling pools or trampolines on the grass for extended periods
• ☐ Clear leaves and debris from gutters, especially after summer storms
• ☐ Store outdoor furniture safely to prevent weather damage
• ☐ Always get written permission if you want to install permanent fixtures (e.g. decking and built-in BBQs)

🧹 Cleaning and general maintenance

• ☐ Open windows regularly to ventilate and prevent mould/damp
• ☐ Keep floors clean, especially if you’ve had guests, pets or BBQs
• ☐ Clean any outdoor areas you use, including balconies or porches
• ☐ Always get written permission before repainting or making any alterations
• ☐ Notify your landlord promptly about any damage or maintenance issues

🔥 BBQs, fire pits and outdoor entertaining

• ☐ Check your tenancy agreement before using BBQs, fire pits or outdoor heaters
• ☐ Never place BBQs directly on grass, decking or near walls/fences
• ☐ Fully extinguish and clean up after use, especially food waste, which can attract pests
• ☐ Be mindful of smoke and noise that may affect neighbours
• ☐ Supervise guests and children to avoid accidental damage

🧺 Rubbish and recycling

• ☐ Follow your council’s collection schedule – don’t let waste build up
• ☐ Rinse and sort recycling correctly
• ☐ Store bins neatly and away from direct sunlight if possible (to avoid smells and pests)
• ☐ Dispose of garden waste responsibly – fly-tipping is an offence so never dump it over fences, in communal areas or in the streets

🐾 Pets and seasonal shedding

• ☐ Brush pets regularly and vacuum frequently to reduce hair build-up
• ☐ Keep pets off furniture unless agreed with your landlord
• ☐ Make sure garden fencing is secure to prevent escapes
• ☐ Clear up pet mess immediately – indoors and outdoors

🚿 Plumbing and water use

• ☐ Report any leaks or drips to your landlord straight away
• ☐ Don’t leave taps or hoses running unattended
• ☐ Avoid pouring fats or oils down the drain – especially after outdoor cooking

🔑 Holiday reminders

• ☐ Lock all doors and windows if you go away – even for a weekend
• ☐ Let your landlord or agent know if the property will be empty for more than two weeks
• ☐ Arrange for post to be collected or redirected
• ☐ Consider setting lights on timers to make the property look occupied

Need help?

If you’re unsure about any part of your tenancy agreement or want to request permission for summer plans, contact your landlord or agent. It’s always better to check first than face a deduction later.