Three Things to Think About When Re-Marketing a Property To Let

When a tenant gives notice to leave a property, it is normal – and understandable – that your thoughts turn to the task of getting the property re-let as quickly as possible: what can we rent it for? How soon can we list? What is rental demand like right now in South London? Can we avoid a void, or at least keep it as short as possible?

But before you jump feet first into getting your property up on the portals, it might be worth taking a moment to take stock and think longer term about your rental, its marketing and your proposition.

Don’t Panic About Your South London Buy to Let Property Standing Empty

Our experience here in Streatham Hill and surrounding South London neighbourhoods is that a lengthy void period is unlikely.

Demand might ebb and flow, but it is never ‘dead’. We always have prospective tenants on our register, and we always see more register as soon as we place a property on the market.

So, our first piece of advice is: don’t worry about not finding tenants. We will find them.

Our second piece of advice is based on the first – and it is to ask yourself a question: if you knew that your property was not going to struggle to find a tenant, is it worth a few weeks of void to improve it, increase its rental and capital value, stay ahead of changing compliance, and advance its marketing prospects to keep future void periods to a minimum?

Here are three things to consider when it comes time to re-let that can benefit you as a landlord over time.

1. Fix the Small Things

Most landlords identify the major issues that need addressing and plan those in.

Fewer appreciate how much smaller, less obvious faults affect demand. Minor, but noticeable.

Things like loose handles or crooked cupboard doors, dripping taps, cracked light switches, even scuffed paintwork; none of these are deal-breakers on their own. But together, they send a message you probably don’t mean to send and certainly wouldn’t want to – that the property isn’t looked after (and problems, if they arise, won’t get sorted out).

Prospective tenants tend to make decisions quickly, often based on photos or first impressions on a viewing. When it comes to it, small issues can:

• Undermine confidence in how the property is maintained
• Lead to lower offers or longer decision times
• Attract tenants who care less themselves, who won’t take care of the property.

On top of this, small issues can become bigger ones. That well known phrase ‘nip it in the bud’ definitely applies to property maintenance. 

2. Upgrade your Energy Performance

Current regulations require rental properties to achieve a minimum EPC rating of E in order to be let legally, but we know the direction of travel.

A requirement for a minimum C rating was due to be phased in by 2025; it has been pushed back, but there is reason to expect it will be required by 2030. For new tenancies, it could perhaps come even sooner.

When your current tenants leave, it might be worth planning in works to upgrade your property in this regard if you know it falls short.

These sorts of improvements can by more disruptive, messier works that are hard to undertake whilst tenants live in a property. Rather than waiting until deadlines loom – when costs, contractor availability, and disruption are likely to be higher – it is sensible to take action sooner.

That doesn’t necessarily mean doing everything at once if budget or time doesn’t allow. Making one improvement now, then planning perhaps one upgrade each year, might be a more manageable and cost-effective approach.

Typical improvements include:

• upgrading insulation
• lagging the loft
• improving windows to double- or triple-glazing
• replacing older boilers with more efficient systems
• switching to low-energy LED lighting throughout the property.

One by one, these changes can lift an EPC rating steadily, reduce running costs for tenants, and improve your sustainability credentials in the eyes of tenants. This is particularly valuable to younger generations of tenants. It also future-proofs the property ahead of regulatory changes.

 

3. Invest in Property Photography and Video

When it comes to the world of property marketing in the UK, the residential sales side of the industry takes presentation and marketing seriously – but often we don’t see the same care, effort and money invested in lettings… not just by landlords, but even by many agents.

Often, when we look at properties online, it seems someone has taken the view that a few practical photos will ‘do the job’ – perhaps because tenants are less bothered and ‘will come and view anyway’.

And the reality is that due to high demand, properties will tend to let out with less effort spent on marketing – but that doesn’t mean that better results couldn’t be achieved or that the best possible tenant has been found for a landlord.

Bad lighting, poor angles or camera positioning, cluttered rooms, photos taken before cleaning… these are all things we see often on Rightmove’s lettings pages, and can all reduce interest. That can lead to fewer viewers and lower offers, even on an otherwise excellent property.

Good photography doesn’t mean making a home look unrealistic. It means:

• Bright, clear images
• Highlighting space and layout
• Showing the property at its best, not its busiest

This is especially important in a market where tenants have more choice and are scrolling quickly. Good photos stop the scroll. You can take good photos yourself – and some agents even take decent photos – but professional photos taken by a professional photographer can achieve even more, and over time should easily be worth the investment.

Professional images often result in:

• More enquiries meaning more viewings in a short space of time
• Fewer wasted viewings
• Better offers

In short, they reduce friction at every stage. And the best time to get photos done will be when nobody is living at the property.

With your current tenants leaving, think about getting all those small jobs done, having it professionally cleaned, dressing it and arranging furniture thoughtfully for a marketing shoot, and then getting a professional photographer in – and possibly even a videographer.

The further benefit is that you can use this marketing collateral for the next few years, so it really can be the gift that keeps on giving.

Small Changes, Better Outcomes

None of these steps are wildly new concepts. When it comes to works, it can be messy, and they can all require some investment, but the short term and the long term benefits are obvious.

• Reduce void periods

• Improve tenant quality
• Lower stress for landlords
• Create smoother tenancies from day one

Re-letting shouldn’t just be about filling a gap as quickly as possible. If you think about it, it should be about setting the tone for the next tenancy and those that follow in future years.

Need a Fresh Set of Eyes Before You Re-Let?

If you have tenants leaving and you are at that stage of racing to remarket the property, a quick review now can be worthwhile to highlight simple improvements that make a real difference. If you have a property to let in South London, we’d happily take a look at it for you ahead of time to give you some honest, no obligation advice. Send us an enquiry via our website to book an appointment.

If you’re the sort of landlord that appreciates a smoother, faster outcome, a professional approach from the start pays off.

Sometimes it’s the smallest changes that deliver the biggest returns.