Void Periods: What They Actually Cost and How to Reduce Them

Most landlords know voids are bad. Fewer know exactly how bad.

A void period is not just a missed rent cheque. Your mortgage still runs. Your insurance still runs. Council tax kicks in. And you may end up spending money to get the property ready for the next tenant at the same time.

Done the maths lately on what a single empty month actually costs? Most people haven't. Let's fix that.

The True Cost of a Void

Here is a straightforward example. A two-bed flat renting for £1,100 per month, with a £150,000 interest-only mortgage at 4.5%.

Monthly mortgage interest: £563

During a void, you are still paying:

Mortgage: £563
Landlord insurance: £25
Ground rent / service charge (if leasehold): £100-250
Council tax (after exemption): £120-180 (varies by band and council)

That is roughly £800-1,000 leaving your account every month with nothing coming in.

Now add the costs that typically occur at the point of a void:

Professional clean: £150-300
Repainting and touch-ups: £200-600
Garden tidy: £100-200
New inventory / check-out report: £80-150
Advertising: £0-300

A two-week void between tenancies with standard changeover costs will run you £1,000-1,500 in real terms. A six-week void could cost £2,500-4,000 once you factor in lost rent, ongoing costs, and turnaround work.

For a property earning £13,200/year in rent, a six-week void wipes out nearly a month and a half of profit before you have paid a single other expense.

What a Realistic Allowance Looks Like

Many landlords either ignore voids entirely or use a token 2% allowance that does not reflect reality. Here is a more grounded guide by property type:

Frequently Asked Questions

How much should I budget for void periods as a landlord?

A realistic allowance is 3-5% of gross annual rent for most standard buy-to-let properties in decent rental areas. That equates to roughly 2-3 weeks per year. Properties in weaker demand areas, or those targeting niche markets, should budget 6-8% or more.

Do I still pay mortgage and council tax during a void period?

Yes. Your mortgage, insurance, and any ground rent or service charges continue regardless of whether the property is occupied. You will also become liable for council tax once any exemption period expires, typically after one month for an unfurnished empty property.

What is a typical void period length in the UK?

Most void periods in the UK last between two and six weeks. Shorter voids tend to occur in high-demand urban areas. Longer voids are more common in rural locations, properties with niche tenant requirements, or during slower rental seasons such as January and December.

How can I reduce void periods as a landlord?

Start remarketing before the current tenancy ends, price the property realistically, have it in good condition and freshly cleaned, and list across multiple platforms. Keeping good tenants by being responsive and maintaining the property well is the most effective long-term strategy.