The good news for well-organised landlords is that most void periods are preventable — or at least significantly reduceable. The most common causes of extended voids are avoidable compliance gaps (an expired EPC or Gas Safety Record that prevents re-letting), overpriced rent, and poor property condition. Addressing these proactively means the property is always re-lettable at short notice.
The Renters' Rights Act has also changed the economics of the void period in one important respect: since the tenant must give 2 months' notice to end a Periodic Assured Tenancy, landlords now have a guaranteed 2-month marketing window in which to find and reference the next tenant — and aim for a direct handover with zero void.
What costs do landlords face during a void period?
Void period costs are often underestimated in buy-to-let cashflow calculations:
- Mortgage payments: The mortgage does not pause — every month of void is a month of mortgage from your own pocket
- Council tax: The landlord pays council tax from the date the tenancy ends. Most councils allow a 1-month exemption for unfurnished properties — apply immediately and do not assume it is automatic
- Utility standing charges: Gas, electricity, and water standing charges continue during the void — put all utilities into the landlord's name on the day the tenancy ends
- Buildings insurance: Some insurers require notification if the property is unoccupied for more than 30 consecutive days — failure to notify can void a claim
- Re-marketing costs: Letting agent fees, professional photography, listing costs
- Refurbishment: If end-of-tenancy condition requires remedial works before re-letting
Compliance checklist — ensuring the property is re-lettable immediately
Compliance gaps are the most common avoidable cause of extended voids. Check all of these when the tenant gives notice:
- Gas Safety Record: Annual — if it expires within 3 months of the current tenancy end, arrange the inspection before marketing
- EICR: Valid for 5 years — check the expiry date; if due within 6 months, arrange it now
- EPC: Valid for 10 years, minimum rating E — check the rating and expiry before advertising
- How to Rent guide: Download the current version from gov.uk immediately before the new tenancy starts — the guide is updated periodically
- Smoke and CO alarms: Test on the first day of the new tenancy — replace any that fail
- Deposit protection: Return the outgoing deposit promptly; protect the new deposit within 30 days and serve Prescribed Information
Re-marketing between tenancies — how to reduce void time
Use the 2-month notice period to find the next tenant before the current one leaves:
- List on Rightmove and Zoopla as soon as the notice to vacate is received — most tenants start searching 4–6 weeks before their planned move date
- Use professional photographs taken of the property at its best — ideally before the outgoing tenant vacates
- Price the rent at or slightly below market rate — a week's discount to attract a better tenant or let it faster saves more than a long void
- Reference the prospective tenant before the existing tenancy ends — a direct handover (outgoing tenant leaves on a Friday, new tenant moves in on a Monday) eliminates the void entirely
- If using a letting agent, agree the re-marketing timeline in advance — passive agents who wait until the property is vacant add avoidable void time
The Renters' Rights Act and void risk
The RRA 2025 changes the relationship between tenancy management and void risk:
- 2-month tenant notice gives a guaranteed marketing window — plan to start marketing as soon as notice is received
- No more fixed-term endings: under the old AST regime, landlords planned re-lettings around the fixed-term end date. Under Periodic Assured Tenancies, the tenancy ends when the tenant gives notice — maintain compliance year-round, not just at renewal
- Longer possession process means higher tenant quality matters more: a bad tenant who stops paying now takes 4–8 months to evict. Invest in thorough tenant referencing at the outset
- Rent guarantee insurance can provide cover for a post-eviction void period (typically 1–3 months) while the property is re-marketed — check the policy terms
Frequently asked questions
Who pays council tax during a void period?+
The landlord pays council tax when the property is unoccupied between tenancies. The liability transfers to the landlord on the date the tenancy ends. Most local councils provide a short exemption — typically 1 month for a vacant unfurnished property — but this is not automatic; you must apply. After the exemption, the full council tax rate applies (and some councils charge a premium on properties that have been empty for more than 2 years).
How long is a typical void period for a well-managed property?+
A well-managed property in a good rental market typically has a void of 0–2 weeks between tenancies if actively marketed from the point the notice to vacate is received. A 2-week annual allowance per property is a reasonable planning figure. Extended voids (4+ weeks) are usually caused by compliance gaps preventing re-letting, overpricing, or poor property condition requiring work before marketing.
Can I let the property during the notice period while the outgoing tenant is still there?+
You can market the property and reference prospective tenants during the notice period — but you cannot enter the property for viewings without giving the outgoing tenant 24 hours' written notice. The outgoing tenant is entitled to quiet enjoyment until the tenancy ends. Many tenants will co-operate with viewings if asked politely, particularly if they have given notice themselves. Some tenants prefer not to have viewings — respect their right to say no.
Should I use a letting agent to reduce void periods?+
A good letting agent with active applicant lists can significantly reduce void periods — particularly in competitive rental markets. They typically achieve faster lets than self-managing landlords because they have ready-made applicant pools and can schedule viewings efficiently. However, agents vary widely in quality — ask for their average time to let and current applicant numbers before instructing. A full management service also means the agent handles the compliance handover between tenancies.