Void Period Costs for Landlords & How to Avoid Them
By Azeem S. | Created on 16th March 2026
Are you a landlord with a vacant property every time a tenant moves out? Having a vacant rental property can eat into your buy-to-let profit margins – but void periods are a hazard most London landlords will encounter at some point.
Short vacant periods in-between tenancies can allow some time for necessary maintenance. However, void periods that last longer than necessary will mean you are missing out on rental income. When there are mortgage payments, insurance and other costs to cover, lost rental income can have a big impact on your finances.
If you’re a landlord in Redbridge, Ilford, Stratford or Seven Kings with concerns about the costs of a vacant rental property, we have compiled a list of typical costs to help you to prepare for this scenario. We also share 16 tips to help you avoid extended void periods – or at least minimise their impact on your property business’s bottom line.
Typical Void Period Costs For Landlords
To help prepare for any void periods, landlords are advised to put aside a sum of money to cover all the potential costs for at least one month, which include:
Mortgage Payments – If you have a mortgage on the property, this will usually be the biggest cost you need to cover. Buy-to-let mortgages typically have higher interest rates compared to standard residential mortgages. The average interest-only buy-to-let mortgage is around £1,000 based on a property worth the UK BTL average of £262,000, taken over 25 years.
Council Tax – Landlords are responsible for covering the council tax on empty properties. Council tax for band D properties under Redbridge Council is £2,189.67 for 2025/26, equating to just over £182 per month if paid over 12 payments.
Utility Bills – Even if heating and electricity is not being used, there will still be standing charges for utilities. Average standing charges for gas and electricity combined is around £30 per month. In colder months, landlords may also need to turn the heating on at intervals to avoid problems like damp and mould. If water is not metered, there will be water bills to pay, and the UK average household water bill is £50.
Insurance – Landlord insurance is usually around £300 per year, depending on the level of cover taken out, so around £25 per month or higher for more comprehensive cover. If the property is unoccupied for more than 30 days, your insurance may not be valid and you will require a more expensive, specialist cover for unoccupied property.
Service Charges and Ground Rent – Leasehold properties will also have service charges, ground rent and sometimes estate management fees to pay. In London, service charges are typically around £2,000 to £3,000 per year, or £160 to £220 per month.
Property maintenance – Landlords pay around £1,400 in maintenance per year, so these additional costs are around £100 per month.
Letting Agent Fees – Depending on your letting agent contract, you may still be required to pay a continued management fee. If you do not have a full management contract, you will probably need to pay a tenant finding fee and advertising costs. If paying a flat fee, the tenant finding costs are generally around £700 to £1,200.
Security – You may require additional security measures to protect the property during void periods. Insurance companies may require additional locks to be fitted and regular inspections for empty properties. Professional inspection fees start from around £30 per month.
Compliance and Licensing Costs – If you require a licence for the rental property, the annual cost for this in Redbridge is £890 for each property. You will also need to pay for certification such as a Gas Safety certificate every year. These monthly costs total around £85 for licensed properties.
Lost Rental Income – While covering all the potential costs listed above, you will not receive rental income to cover them. In Redbridge, the average monthly rent in January 2026 was £1,714 and in Barking and Dagenham, slightly lower at £1,681. Especially if it takes a long time to evict a tenant.
How To Prevent Void Periods Happening
As you can see from the costs we have summarised above, when you are missing out on rent, there will be a significant financial impact. The good news is that there are some actions you can take to reduce the likelihood of long void periods:
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1. Budget For Voids From The Start
Void periods are a fact of life for landlords, so always plan and budget for vacant periods. If you are a landlord with a buy-to-let mortgage and require the monthly rent for mortgage repayments, make a plan to cover void periods. It’s a good idea for all landlords to have a contingency budget to cover the loss of rental income.
2. Consider Landlord Insurance
There are landlord insurance policies which cover the loss of rental income from a vacant investment property. This may help reduce the financial impact for longer voids. Shop around and compare deals, and discuss with your property management company for more advice.
3. Use A Letting Agent
A good letting agent can help you avoid having a vacant property in the first place by speeding up the time it takes to find the right tenant, so shortening the interval between lets.
A property management company or letting agent can manage and maintain your property. Hire a property management company for advice too. High quality management companies are knowledgeable in the property market and local area. Choose yours wisely, getting at least three valuations and checking out their track record with properties like yours.
4. Be Competitive On Rent
Do some research on other rental properties in the local area to check that you are marketing your property at the right price. Ensure the rent is reasonable for the size of your property and location. Double-check with your property management company too. If the rent is too high compared to similar properties, you may find it difficult to find prospective tenants.
5. Be Careful Who You Rent To
It’s worth spending time and money carrying out reference and background checks on the new tenant before signing an agreement. These checks will hopefully reduce any future issues that may arise.
6. Keep Your Tenants Happy
The best way to avoid the voids is to ensure your tenants stay for the long term. Keep your tenants happy by being a good communicator. Respond to questions from the tenants promptly and ensure all repair issues are addressed immediately. If access to the property is required, it’s essential to provide reasonable notice in advance and respect the tenants’ privacy.
7. Inspect property regularly
It’s essential to inspect and take an inventory your rental property (with proper notice given to tenants), allowing you to spot potential issues before they become worse. This is true whether someone is breaking the tenancy agreement by subletting, or if repairs need to be made before structural issues become worse.
Ensure that you make the most of the time that the property is vacant. Use the time to refurbish and redecorate, fix any issues and upgrade utilities. This will help attract new tenants, assist with promoting your property and maintain a higher tenant occupancy.
8. Make Sure The Property Is Safe And Secure
Empty homes are a concern because they are more liable to theft and damage. Even if you are renting out the property unfurnished, appliances and fittings, such as copper wire piping, can attract the attention of thieves if it’s obvious the home is empty. Vandalism and arson can be an issue, as can having your home occupied by squatters.
To ensure safety, consider changing the locks after each tenancy. Use a light timer to create an illusion that the property is occupied. Make sure you visit the property regularly to check and collect the post.
9. Keep On Top Of Maintenance
You should inspect the property regularly to avoid problems like mould or water damage from leaky pipes. Check the property’s condition, inspect pipework and gutters for signs of wear that could lead to penetrating damp.
10. Stage Your Property For Rent
Potential tenants always look for a well-maintained property, with all fixtures and fittings in good working order. Newly decorated modern kitchens and bathrooms always help to attract tenants. It doesn’t cost much to add a fresh coat of paint to each room, just make sure it’s neutral colours.
11. Consider Allowing Pets
Finding pet-friendly landlords is difficult, so allowing well-behaved cats and dogs could help you fill your rental more quickly. Tenants with pets also tend to rent for more extended periods.
12. Pay The Council Tax Between Tenants (If Necessary)
The council tax is the landlord’s responsibility when the rental property is empty with no occupied tenants. An empty and unfurnished property may be exempt from council tax or be eligible for a discount. However, the payments may be even higher if the property is your second home. Check with your local Council such as Redbridge or Bromley to find out their council tax charges.
13. Contact Your Insurer
Many landlord buildings insurance policies cover empty rental properties for up to 30 days, so contact your insurer to check your buy-to-let is covered during void periods. Short-term and long-term unoccupied landlord insurance policies are available to cover you from 90 days to 12 months.
14. Minimise Gas & Electricity Costs
Landlords must take on utility bill payments during void periods, so try to bring down the costs to fit your budgeting plans. Try reducing the gas and electricity bills of your vacant property by switching off appliances. This can also avoid a leak or malfunction while the property’s empty.
Manage void periods efficiently by lowering the utility bill payments with tips such as:
Turning off lights and power switches
Switch off the fuse boards
Unplugging unused appliances such as the fridge freezer and washing machine
Switch off or reset automatic timers for the heating (or minimise in the winter)
Make airing the property and tidying the bins part of your routine to keep it smelling fresh:
Opening windows whenever you visit the property, to prevent a bad odour or stale air
Airing enclosed areas (e.g. conservatory or room where the boiler is kept)
Opening the washing machine drum and airing utility areas
Checking that the indoor and wheelie bins are empty and neatly arranged
16. Consider Short Term Lets Or Serviced Accommodation
If your property is in good condition and located in the right area, consider short term lets or serviced accommodation to reduce void periods. But consult the local authority and a local agent for advice on your area’s rules and rental market.
Planning for void periods
There will always be void periods and vacant properties, but plan ahead and have a contingency budget of at least one month’s rental income in reserve. Keep your property business generating income by tackling potential reasons for tenants leaving too. For example, maintain your property to ensure tenants stay longer and hopefully reduce the amount of time your property is vacant.
And Finally
If you’re a landlord in an east London area such as Romford, Havering, Stratford, Dagenham or Goodmayes, we’d love to advise you further about avoiding vacancies and help you find the right tenants. Please get in touch to talk about our services today.
I began as a junior apprentice in a corporate estate agents in 2006 have been working in the property sector since, so over 14 years of experience. I have worked in a range of industries from Property sales and lettings, to construction, development, commercial sales and lets as well as facilities management and maintenance. I have a degree in Economics, enjoy keeping fit and healthy, support Man Utd and have a young family.
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