Between tenancies, a landlord needs to do four things: close out the old tenancy properly (check-out, deposit, meter readings, keys), bring the safety paperwork up to date, fix and clean the property, then hand the new tenant a home that matches a fresh inventory. Done in the right order, most void periods can be kept to a week or two. This checklist walks through each step, with the rules for England and the main differences elsewhere in the UK.
Key takeaways
- Do the check-out inspection against the check-in inventory before any cleaning or repairs, so you can evidence any deposit deductions.
- In England, a gas safety record must be given to new tenants before they move in, smoke and CO alarms must be checked on the day the tenancy begins, and the EICR must be no more than five years old.
- Book the pre-tenancy clean after repairs and decorating, not before, or the dust will undo it.
- Empty homes in winter need heating, ventilation and regular visits to avoid frozen pipes, condensation and mould.
- Finish with a new, photographed inventory: it protects you at the end of the next tenancy.
Why the void period matters
Every empty week costs rent, and you are usually still paying council tax, utilities and insurance. But rushing a re-let is also costly. A property handed over with an expired certificate, a dirty oven or a vague inventory tends to create problems later: complaints, repair requests, and a weak position if there’s a deposit dispute when the next tenancy ends.
The aim is a short void with nothing skipped, so plan it before the outgoing tenant leaves and book trades and cleaners for fixed dates.
Step 1: Close out the outgoing tenancy
Check-out inspection
Walk the property with the check-in inventory in hand, ideally with the tenant present or with an independent inventory clerk. Photograph every room, and note anything that differs from the start of the tenancy. Remember that you can’t charge for fair wear and tear: worn carpet in a hallway after three years is normal; a large burn mark is not.
Deposit
Agree any deductions in writing and return the rest promptly. In England, once you and the tenant have agreed how much is being returned, the money must be paid back within 10 days. If you can’t agree, the protection scheme’s free dispute service can decide. Keep the inventory, check-out report, photos and invoices together: adjudicators decide on evidence.
One point that trips up landlords in England: under the Tenant Fees Act 2019 you can’t require a tenant to pay for a professional clean. What you can claim is the reasonable cost of cleaning the property back to the standard recorded at check-in, if the tenant left it dirtier than that. Tenants who want to avoid that argument often book a clean themselves; our guide to getting a deposit back in full covers this from their side.
Meters, keys and accounts
- Take dated photos of gas, electricity and water meter readings.
- Tell the energy suppliers, water company and council the date the tenancy ended.
- Collect every key, fob and permit listed in the inventory, and consider changing the locks.
Step 2: Bring safety checks and paperwork up to date
A void is the easiest time to arrange inspections, because nobody has to be let in around work and family commitments. Check the expiry dates on everything before you advertise. For England, the main requirements are:
| Requirement (England) | How often | What to do before the new tenant moves in |
|---|---|---|
| Gas safety check by a Gas Safe registered engineer | Every 12 months | Give the tenant a copy of the current record before they move in |
| Electrical Installation Condition Report (EICR) | At least every 5 years | Give the tenant a copy before they move in; a change of tenant doesn’t invalidate a current report |
| Smoke alarms | At least one on every storey with living accommodation | Test that each alarm works on the day the tenancy begins |
| Carbon monoxide alarms | In any room with a fixed combustion appliance (gas cookers excluded) | Test that each alarm works on the day the tenancy begins |
| Energy Performance Certificate (EPC) | Valid for 10 years | Needed before marketing; the minimum rating for letting is currently E |
| Legionella risk | Assess and review periodically | Flush taps and showers after the property has stood empty |
| Deposit protection | Each new tenancy | Protect the deposit and serve the prescribed information within 30 days of receiving it |
Since 1 May 2026, the Renters’ Rights Act has also changed the paperwork for new tenancies in England. Landlords must give new tenants written information about the key terms of the tenancy before it’s agreed, and fines for failing to do so can reach £7,000.
Wales, Scotland and Northern Ireland
The rules differ by nation, so check the official guidance for where your property is:
- Wales: under the Renting Homes (Wales) Act 2016, homes must be fit for human habitation. That includes a working, mains-powered smoke alarm on every storey (interlinked where more than one is needed), a CO alarm in any room with a gas, oil or solid fuel appliance installed by the landlord, and electrical testing every five years, with a copy of the report given to the contract-holder within 14 days of occupation. Deposits must be protected within 30 days.
- Scotland: the deposit must be lodged with an approved scheme within 30 working days of the tenancy starting, and properties must meet the repairing standard, which includes its own alarm and electrical safety rules.
- Northern Ireland: the deposit must be protected within 28 days of receiving it.
This is general information, not legal advice. Rules change, so check GOV.UK, GOV.WALES, mygov.scot or nidirect, or speak to a solicitor or your letting agent, before relying on it.
Step 3: Repairs, maintenance and decorating
Use the check-out report as your snag list. Typical void jobs include:
- Fixing dripping taps, loose handles, sticking doors and broken blinds.
- Re-sealing baths, showers and kitchen worktops where the silicone has blackened or lifted.
- Bleeding radiators and checking the boiler pressure.
- Touching up or repainting scuffed walls, and filling picture hook holes.
- Checking extractor fans in the kitchen and bathroom actually pull air, since weak fans are a common cause of condensation and mould.
If the work is substantial, such as a new kitchen, replastering or flooring, plan for an after builders clean rather than a standard one. Fine plaster and sanding dust settles inside cupboards, on skirting boards and in window tracks, and needs different equipment to remove properly.
Step 4: The pre-tenancy clean
Book the clean for after the last trade has left and before the check-in inventory is done. Cleaning first and then sending in a decorator wastes the clean.
A pre-tenancy clean covers the same ground as an end of tenancy clean: inside every cupboard and drawer, degreasing the kitchen, descaling the bathroom, interior windows and frames, skirting boards, doors, switches and floors. The parts landlords most often get caught out on are the oven, the carpets and the fridge freezer, because new tenants notice them on day one.
Pre-tenancy cleaning checklist
- Oven, hob, extractor hood and filters degreased (a professional oven clean is worth adding if the previous tenant didn’t book one)
- Fridge freezer defrosted, cleaned and left with the door ajar if switched off
- Washing machine drawer, seal and filter cleaned
- Kitchen cupboards cleaned inside and out, worktops and splashbacks degreased
- Bathroom limescale removed from taps, shower screens, tiles and toilet
- Mould spots treated on sealant, window reveals and ceilings
- Interior windows, sills and tracks cleaned
- Skirting boards, door frames, switches and sockets wiped
- Carpets vacuumed and, if stained or tired, professionally carpet cleaned
- Hard floors vacuumed and mopped, including under radiators
- Bins emptied and rubbish removed
Across the 14,000+ jobs we’ve completed since January 2023, about half of move-out cleans have included carpet cleaning and about one in five an oven clean, which gives a sense of where the extra work usually lies. For the full room-by-room list, see our end of tenancy cleaning checklist.
Step 5: Looking after an empty property in winter
A void between November and March brings its own risks. Empty, unheated homes get cold, and cold walls attract condensation, which leads to mould. Pipes can freeze and burst. A few simple precautions help:
- Leave the heating on a low, steady setting, or use the frost setting at the very least.
- Open trickle vents and leave internal doors ajar so air can move.
- Visit at least weekly to run taps, flush toilets, check for leaks and pick up post.
- Check your landlord insurance for an unoccupancy clause. Many policies restrict cover, or require regular inspections, once a property has been empty for a set period.
Step 6: Check-in and handover
Once the property is clean, have a new inventory done with dated photos of every room, including the inside of the oven, the fridge and the carpets. Give the tenant a copy and ask them to report any differences within an agreed period. This is the document that will protect both of you at the end of the tenancy.
On move-in day, test every alarm, take opening meter readings together and hand over keys against a signed list.
How long should a void period take?
A well-kept property with current certificates may need only a few days; with decorating or repairs, allow a week or two. Demand for cleaning also peaks in July and August, our busiest months, so book well ahead if your tenancy ends in summer.
What a pre-tenancy clean costs
Our pre-tenancy cleans use the same fixed prices as our end of tenancy cleans, based on property size: from £115 for a studio, £150 for a one-bed flat, £200 for a two-bed with one bathroom and £280 for a three-bed with one bathroom, up to £405 and above for five bedrooms or more. Carpets and ovens can be added. All our cleaners are DBS-checked, we carry £1M public liability insurance, and every clean comes with our 7-day re-clean guarantee: if anything is missed, tell us within 7 days and we’ll come back to put it right free of charge. Letting agents including Foxtons, Savills and Hamptons use us.
Frequently asked questions
Can a landlord charge the outgoing tenant for a professional clean?
In England, a landlord can’t require a tenant to pay for professional cleaning; that’s banned by the Tenant Fees Act 2019. If the tenant leaves the property dirtier than it was at check-in (allowing for fair wear and tear), the landlord can claim the reasonable cost of putting that right from the deposit, supported by the inventory and check-out report.
Do I need a new gas safety certificate for every new tenant?
No. In England the gas safety check is annual, and a current record can carry over between tenancies. You must give the new tenant a copy before they move in. If the check is due during the void, it’s sensible to do it while the property is empty.
Is it worth cleaning the carpets between every tenancy?
If the carpets are stained, smell of pets or have had heavy use, yes: new tenants notice them immediately, and clean carpets recorded on the inventory make any future claim far easier to evidence. Lightly used carpets may only need a thorough vacuum.
How do I stop mould in an empty rental over winter?
Keep the heating on low, open trickle vents, leave internal doors open and visit regularly. Treat any existing mould spots during the pre-tenancy clean, and fix the cause, such as a weak extractor fan or a leak, rather than just wiping it away.
Book your pre-tenancy clean
Getting a property ready between tenants? Our cleaning teams cover towns and cities across the UK, 7 days a week from 8am to 7pm. Get a quote or book online, or call us on 020 8146 0266.