From 1 May 2026, every assured shorthold tenancy in England becomes a periodic assured tenancy. Section 21 no-fault evictions disappear, fixed terms convert into rolling month-by-month contracts, and tenants can give two months' notice at any time. The headline change is security — you can stay as long as you keep paying rent and respecting the property. The quieter change is that, as a tenant in Derby, repairs you've been putting up with because you didn't want to rock the boat at fixed-term renewal time should now be flagged. Here is the room-by-room snagging checklist worth doing this month.
Why now: the law and the leverage have both shifted
Two things changed at once. First, the Renters' Rights Act gives you the right to remain regardless of whether you raise repairs. Second, the Decent Homes Standard — already mandatory for social housing — is being extended to private rented homes in stages from 2026. Damp and mould, in particular, are now treated as health hazards landlords must address within strict timeframes under Awaab's Law (named after the toddler who died from prolonged mould exposure). Shelter and the Government's overview both confirm the substance.
The Derby tenant's room-by-room snagging checklist
Kitchen
- Cold/hot water flow and drainage at the sink — a slow drain often signals a partial blockage that gets worse fast
- Extractor fan: does it actually move air? (Hold a tissue near the grille)
- Cupboard hinges, drawer runners, worktop seals — small fixes worth flagging while you can
- Cooker hood lights and bulbs (often missed in the inventory)
- Any sign of damp under the sink, behind the kickboards, or around the boiler if it's kitchen-mounted
Bathroom
- Sealant around bath, basin and shower tray — cracked or mouldy sealant lets water into the floor void; a 30-minute redo is small money
- Extractor fan operation — critical for damp prevention; a non-functional fan triggers Awaab's Law timeframes
- Shower head and hose — limescale build-up reduces flow and is sometimes mistaken for low pressure
- Toilet flush and fill mechanism — a slow-filling cistern wastes water you may eventually pay for
- Mould or staining on grout, ceiling, around windows — photograph and report
Living rooms and bedrooms
- Window seals — condensation between panes indicates failed double glazing
- Trickle vents on windows — are they open? (Many are sealed shut from previous occupants; opening them improves ventilation)
- Smoke alarms — test every one; landlords are obliged to fit and maintain
- Carbon monoxide alarms in any room with a fixed combustion appliance (gas fire, boiler, log burner)
- Loose floorboards, sticking doors, latches and locks
- Damp patches at skirting, behind heavy furniture, around chimney breasts
Outside (if your tenancy includes the exterior)
- Gutters and downpipes — blocked gutters cause damp internally
- Garden gate, fence panels, side passage gates — security and pet-containment matter
- External taps and hose connections
- Driveway/path uneven slabs (a trip-hazard liability for the landlord)
How to raise repairs so they actually get fixed
Three principles save you weeks of friction. First, put it in writing — even if you also call your landlord or letting agent. Email is best. Photos help. Second, group small jobs into one ticket where possible — it's easier for the landlord to send one handyman for ten small things than ten visits. Third, set a reasonable timeframe and put it in the email: "It would be helpful to have these addressed within 21 days." That gives the landlord a target and you a paper trail.
What to do if your landlord doesn't act
If repairs aren't actioned within a reasonable timeframe, escalate. Citizens Advice has clear, step-by-step guidance. The standard escalation path: written reminder to the landlord, formal complaint to the letting agent's redress scheme (Property Redress Scheme or The Property Ombudsman), report to Derby City Council's environmental health team if there's a category-one or category-two health hazard under the Housing Health and Safety Rating System, and as a last resort court action under the Homes (Fitness for Human Habitation) Act 2018. The Renters' Rights Act 2025 strengthens tenant protection from retaliatory action.
"The biggest mistake Derby tenants made under the old AST regime was treating repairs as something to negotiate at renewal time. From 1 May 2026, you don't need to. The tenancy carries on; the repairs are due now."
If your landlord asks you to use a specific handyman — or to use one yourself
Some landlords will ask you to use their nominated handyman or to pay for small repairs yourself and reclaim the cost. Both are common but worth understanding. If your landlord nominates the handyman, that's their right — they're paying. If they ask you to pay and reclaim, get the agreement in writing in advance: hourly rate, parts at cost, who approves the spend. Without that, you risk paying out of pocket. A vetted handyman service like Kirk Group Handyman is usually cheaper for the landlord than the alternative — we'll quote in writing first, and the landlord can approve the budget before work starts.
Need a Derby handyman for snagging?
Kirk Group Handyman covers Derby and Derbyshire with same-day bookings, published rates and vetted, insured tradespeople. Tenants can get a written quote to share with the landlord before any work starts.
Published by Kirk Group Editorial
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