Home care & seasonal
What a home really costs to keep
Homes do not cost only the mortgage and the council tax. They cost a quiet annual spend that either arrives as boring scheduled jobs or as shocking invoices. Here is a simple budget shape that keeps you on the boring side.
By the Tickover team · Published 1 May 2026 · 2 min read
~1%
of home value per year, rough average guide
£80–£120
typical boiler service
£1,800+
like-for-like combi replacement when one dies
The 1% rule, used sensibly
A common rule of thumb is to set aside about 1% of the property’s value per year for maintenance and repairs, averaged over time. A £400,000 home suggests roughly £4,000 a year — some years £600, some years a roof. New-builds sit lower; Victorian terraces and exposed coastal homes sit higher. Treat it as a planning number, not a law.
| Bucket | What it covers | How to fund it |
|---|---|---|
| Fixed annual | Boiler service, gutter clean, alarm batteries, chimney if used | Calendar + standing list |
| Reactive small | Taps, locks, minor leaks, appliance call-outs | Monthly sink fund |
| Lumpy capital | Boiler, roof, windows, wiring, kitchen cycle | Separate long-term pot |
What actually belongs on the fixed list
- Boiler service every year (what happens) — often £80–£120
- Gutter clear once or twice a year — DIY or £80–£200
- Safety alarms: batteries or sealed-unit replacements
- Chimney sweep if you burn solid fuel
- Optional: annual appliance service plans only if the maths beats call-out rates
Planned work is cheaper than panic work. Summer boiler services and spring roof quotes cost less in stress and often less in money than the same jobs in a cold snap. The maintenance calendar is the schedule; this page is the wallet.
Appliances have their own decision tree in repair or replace. Energy upgrades (insulation, solar, heat pumps) are capital projects with payback logic in the energy guides, not the same pot as replacing a washer.
Costs with context
Tickover keeps service history and documents against the home so quotes arrive with model numbers attached — fewer “we will know when we open it up” surprises.
Quick answers
How much should I budget for home maintenance in the UK?
A widely used guide is about 1% of the property value per year, averaged over several years. Adjust up for older or exposed homes and down for new-builds still under warranty. Split money between fixed annual jobs, small reactive repairs and a longer-term pot for boilers, roofs and windows.
Is 1% of home value realistic every year?
Not as a smooth monthly spend — some years are light, some years a single ticket eats the budget. The point of the rule is the average. Paying a fixed amount into a separate account each month matches that reality better than hoping the credit card will be fine.
This guide is general information for UK homes, not advice about your specific property. Anything involving gas must be done by a Gas Safe registered engineer, and notifiable electrical work by a qualified electrician. If you smell gas, call the National Gas Emergency line on 0800 111 999. If you’re ever unsure, stop and get a professional in — that’s exactly what Tickover is for.
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