Property Maintenance
Property Refurbishment Guide for Landlords
Not every refurbishment pays for itself - here's how to think about which works are worth doing.
Refurbishing a rental property is a business decision, not a home makeover. The question is not "will this look better?" but "will this let faster, achieve a better rent, cut maintenance or keep the property compliant, by enough to justify the cost?" Here is how we think about it for landlords in Stoke-on-Trent.
Start with compliance and safety
Some work is not optional. Before spending anything on appearance, make sure the property meets the legal basics: a safe gas installation with a current gas safety certificate, an electrical installation that passes its EICR, smoke alarms on every storey, carbon monoxide alarms where required, and an EPC rating that allows the property to be let. Damp, mould, unsafe stairs and broken windows also come first. These issues put tenants at risk and can lead to enforcement action by the council.
Works that usually pay off
- Kitchens and bathrooms in poor condition. These are what tenants look at most closely. A clean, functional kitchen and bathroom don't need to be expensive, but a tired one puts good applicants off.
- Fresh, neutral decoration. Light, neutral paint is cheap, easy to touch up between tenancies and photographs well.
- Hard-wearing flooring. Good-quality laminate or vinyl in kitchens, bathrooms and hallways lasts longer than carpet and is easier to clean at check-out.
- Heating and insulation. An efficient boiler, working controls, loft insulation and draught-proofing lower tenants' bills, can improve the EPC rating, and reduce condensation problems.
- Fixing what generates repair calls. Dripping taps, sticking doors and failing seals cost little to fix properly once, and much more to keep patching.
Works that often don't
- High-end finishes. In an affordable market like Stoke-on-Trent, designer kitchens and premium tiles rarely return their cost in extra rent. Match the specification to what tenants in that street actually pay for.
- Features tenants won't value. Expensive lighting schemes or fragile surfaces add cost and wear badly.
- Extensions and reconfigurations that don't change the number of bedrooms or how the property lets. Check the likely rent before and after with a local agent first.
Doing the numbers
For each item, compare the cost with what it changes: the likely rent, how quickly the property lets, how long tenants stay and how much maintenance it saves. A £2,000 job that adds £25 a month in rent takes nearly seven years to pay back on rent alone, but if it also shortens empty periods and cuts call-outs, it may still be worth doing. Our rental yield guide shows how to work out the effect on your return. For tax treatment of repairs versus improvements, speak to your accountant.
Timing the work
- Between tenancies is the obvious window. Plan the work as soon as the tenant gives notice, so trades are booked for the day the property is empty.
- Keep it short. Every week of works is a week without rent. Phase larger jobs if needed.
- During a tenancy, smaller jobs can be done with the tenant's agreement and proper notice, usually at least 24 hours.
Refurbishing a newly bought property
If you are buying a property that needs work, get the refurbishment priced before you buy, add a contingency for what you find once walls and floors are opened up, and allow for the months it will sit empty. Our property sourcing service includes an honest view of the likely work and the rent it could achieve afterwards.
How we can help
We'd rather scope a refurbishment honestly against likely return than recommend work that doesn't pay for itself. See our refurbishment service, or book a free rental valuation to find out what the property could let for once the work is done.
Frequently asked questions
Which refurbishments add the most rental value?
Usually the basics: a clean, functional kitchen and bathroom, fresh neutral decoration, hard-wearing flooring and efficient heating. High-end finishes rarely return their cost in extra rent in an affordable market like Stoke-on-Trent.
When is the best time to refurbish a rental property?
Between tenancies. Plan the work as soon as the tenant gives notice so trades are booked for the day the property is empty, and keep the works as short as possible to limit lost rent.