Void Periods: Minimising Time Without Tenants
Written by Scott Jones, founder of PropertyKiln · Last updated
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Void periods are not "just a couple of weeks without rent". In 2026, one sloppy re-let cycle can quietly wipe out most of a year's profit.
1. Typical void periods in 2025-26
Recent data across England shows:
Average voids around 18-23 days between lets (roughly 2.5-3.5 weeks).
Latest 2025-26 numbers: about 22-23 days average, up from ~21 days a year earlier.
Faster areas (good commuter belts, strong demand) can see voids of ~16 days.
Slower / rural areas, or niche stock, can easily sit 4+ weeks empty.
Whole-property voids hurt more than an empty HMO room because all costs sit on one unit.
2. The real cost of a void
A void is not just lost rent. You still pay:
Mortgage.
Insurance.
Council tax (usually from day one).
Utilities standing charges and any basic usage.
Example for your guide (GBP 1,200/month rent single let):
Lost rent for 1 month: GBP 1,200.
Mortgage interest: say GBP 350.
Insurance proportion: GBP 50.
Council tax + utilities share: GBP 150-200.
Total "1-month void" cost is around GBP 1,700-1,800, which matches current analysis showing average voids costing around GBP 1,000+ at ~3 weeks on typical English rents, and rising.
Your guide should make this explicit: a GBP 50/month rent increase is wiped out by one extra week of void.
3. Strategies to reduce voids
You attack voids before the tenant hands back the keys:
Start marketing early
With periodic tenancies and 2-month notice from tenants under Renters' Rights, start advertising as soon as notice is served, aiming to line up the next tenant to start immediately after check-out.
Price to fill, not to boast
Use portal comparables and price in line with market or a touch under.
Shaving GBP 25-50/month is often cheaper than carrying an extra week of void.
Professional photos and listing
Bright, wide shots, tidy rooms, clear headline and floorplan.
Reuse good photos for future lets if the property is kept in similar condition.
Viewings while current tenant is in situ
With their consent and proper notice, do viewings in the last 2-4 weeks.
Offer a small incentive (for example, flexible access, reference) in exchange for cooperation.
Take the first good tenant, not the unicorn
Having a clear, lawful selection criteria (affordability, references, behaviour) lets you say yes quickly when someone ticks the boxes, instead of sitting empty while you hold out for "perfect".
Turnaround discipline
Plan cleaning, minor works, and compliance checks so the property is ready again within 3-7 days, not 3 weeks.
4. Property condition, insurance and council tax during voids
Between tenancies
Professional clean and quick cosmetic touches (paint, sealant, garden tidy) improve photos and reduce "I'll think about it" reactions.
Deal with small repairs now: buyers and tenants both punish obvious neglect.
Insurance during voids
Most landlord / home insurance policies severely limit cover after 30-60 days unoccupied; theft, escape of water and malicious damage are often excluded without special terms.
Guidance from ABI and insurers:
Notify your insurer if the property is empty for more than 30 days.
For longer voids, arrange unoccupied / vacant property insurance.
Relying on standard cover for a 3-month void is a good way to have a burst-pipe claim rejected.
Council tax
In England you will usually pay council tax from day one on an empty rental; councils can choose to offer discounts, but many now offer none.
From April 2025, many councils apply empty-home premiums after 1-2 years, doubling or more the bill, with new exemptions where major works genuinely render the property uninhabitable.
Your guide should say: talk to the council before a long renovation; in some cases you can get relief from the premium or even have the property temporarily removed from the list while truly uninhabitable, but you must meet tight criteria.
5. What forums get wrong about void management
The myths to kill in the PropertyKiln version:
"I'll just push the rent as high as I can; it always rents eventually."
In a world of ~22-23 day average voids and rising costs, overpricing adds weeks and kills your annual return.
"One empty month here and there doesn't matter."
Data shows average void cost climbing over GBP 1,000 per cycle as both rents and void days rise.
Two such voids in a year on one property can eat most of your net profit.
"Insurance and council tax will be fine while it's empty, I'll sort it later."
Standard insurance often restricts cover after 30-60 days empty; fail to declare and you risk claim rejection.
Council tax is usually due from day one, with empty premiums after a year or two.
"Just wait until it's fully vacant to start viewings."
That is how you build in a minimum 3-4 week void every time.
For PropertyKiln, the line is:
You design your systems so voids are short, planned and fully costed, not surprises. Price sensibly, start marketing when notice comes in, turn the property around in a week, and keep your insurer and council onside. A one-month void is not free "maintenance time"; it is a four-figure hit to your annual yield.
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