Who pays the locksmith in Surrey: landlord or tenant responsibility

Lock problems in a rented home raise a question that gets argued over far more than it should: who pays for the locksmith in Surrey, the landlord or the tenant? The law gives a clearer answer than most tenancy agreements do. Repairs to the structure and exterior of the property, which includes external doors and their locks, sit with the landlord. Losing the keys does not. This article sets out the dividing line, the legislation behind it, and what it means for the deposit.

What the Landlord and Tenant Act 1985 says

Section 11 of the Landlord and Tenant Act 1985 implies a repairing obligation into almost every residential tenancy of less than seven years in England and Wales, and it cannot be contracted out of. The landlord must keep in repair the structure and exterior of the dwelling, and the courts have consistently treated external doors, frames and their locks as part of that. So when a lock fails through age or wear, a uPVC gearbox breaks, a mortice lock seizes, or a door drops so that it will not lock, the repair is the landlord’s and the locksmith bill is the landlord’s.

The Homes (Fitness for Human Habitation) Act 2018 adds a second layer. A home that cannot be secured against intruders is arguably not fit for habitation, and a tenant whose landlord leaves a broken external lock unrepaired can take action under that Act as well as under section 11.

What the tenant pays for

• Lost or stolen keys. Replacement keys and, if the landlord reasonably requires it, a lock change, because the security of the property has been compromised by the tenant’s loss.
• Lockouts. Being locked out through forgetfulness is not a repair. The tenant pays the locksmith, and should tell the landlord before changing any lock.
• Damage. A key snapped through force, a door kicked in by a flatmate, a lock broken by misuse. Tenant-caused damage is the tenant’s cost, usually recovered from the deposit.
• Unauthorised lock changes. Most tenancy agreements prohibit changing locks without consent. A tenant who does so without a good reason may be charged for reinstatement at the end of the tenancy.

What the landlord pays for

• Any lock that fails through wear, age or a manufacturing fault.
• Doors that no longer lock because of movement, swelling or dropped hinges.
• Repairs after a burglary.
• Upgrades required by the landlord’s own insurer, such as BS3621 or TS007 rated locks.
• Lock changes between tenancies, which are good practice and increasingly required under HMO licence conditions.

Deposits and the end of the tenancy

The government-approved deposit protection schemes require landlords to prove loss before deducting. The inventory should record the locks and the number of keys handed over at the start. If fewer keys come back, a deduction for cutting replacements is normally allowed; a deduction for a full lock change is allowed only where the landlord can show a genuine security reason, and the cost must be reasonable. Lock wear and tear over a long tenancy is not deductible. The Tenant Fees Act 2019 permits landlords to charge for a lost key or security device, but only the reasonable cost, with evidence such as a locksmith’s invoice. For scale, how much does a locksmith cost UK-wide for a straightforward cylinder change? As a rough guide, typically £60 to £120 fitted.

What is different in Surrey

Surrey’s private rental market is weighted towards detached and semi-detached family houses, which means more external doors per tenancy than a flat: front, back, side, garage and patio doors are all routinely on the inventory, and each is a potential dispute. Surrey County Council does not deal with housing; the eleven district and borough councils do, and HMO licensing in Guildford, Woking, Epsom, Reigate and the other districts requires licensed landlords to keep external doors secure. A tenant in a licensed HMO with a broken lock can report it to the district council’s private sector housing team if the landlord does not act. In practice, a tenant locked out at night will often ring a locksmith in Guildford, Surrey or a locksmith in Woking, Surrey themselves and argue about reimbursement afterwards, so it is worth agreeing in writing, before any emergency, which locksmith in Surrey the landlord prefers and whether the tenant may instruct one directly for a genuine repair. The same applies in Redhill and Epsom.

When to call a professional

Whoever is paying, the same checks apply. Locksmithing is unregulated in the UK, so check Master Locksmiths Association membership and ask for the membership number. A locksmith should ask a tenant for proof of residence before opening a door and may ring the landlord. Keep the invoice; it is the evidence for a deposit claim or a reimbursement request. If a break-in has damaged the frame, the landlord’s repairing duty covers a joiner as well. Any electrical work on an entry system in England is notifiable under Part P of the Building Regulations and must be done by a registered competent person such as an NICEIC or NAPIT electrician, which is a landlord’s cost, not a tenant’s.

Is the landlord responsible for changing locks?

Between tenancies, yes in practice if not strictly in law. During a tenancy, only when a lock fails or security has been compromised through no fault of the tenant. A tenant who feels unsafe because previous occupants may still hold keys can ask, and a reasonable landlord will agree; if not, the tenant can change the lock at their own cost, keep the old lock and refit it at the end, and give the landlord a key, which satisfies most tenancy agreements.

If you are a landlord or tenant in Surrey with a lock problem and are unsure who should instruct the work, describe the situation to The Household Daily help desk on WhatsApp and the team will help you take the next step.

Guidance is general and refers to the authority that sets each rule. Costs are indicative ranges; always get written quotes. Trade availability and credentials are confirmed when you enquire.