Guide to Section 21 Amendments Under the Renters’ Rights Bill
Guide to Section 21 Amendments Under the Renters’ Rights Bill
Find out how the Renters’ Rights Bill Section 21 amendments will affect Surrey landlords in our comprehensive guide.
Resources For Landlords
How to Handle a Void Period as a Surrey Landlord
Your mind may be focused on securing the next tenancy, but managing a void period effectively can make a tangible difference to your circumstances in the meantime.
Surrey is perennially popular with renters, from quaint Ripley and Bramley to the bustling communities of Cranleigh and central Guildford. Yet from time to time, you may still encounter void periods for any number of reasons – this is when your property lies empty with no tenants to fill it.
While some uncertainty is inevitable, it’s possible to manage void properties effectively to minimise financial impact and stress. Even better, partnering with Howard Morley & Sons ensures that rigorous tenant selection processes are in place – lessening the chance of void periods and giving you the right help and advice if they occur.
This article outlines the key steps landlords can take to protect their property and budget during vacant periods.
Liz Gamlen
Lettings Director
Written By
What is a ‘void’ property?
A ‘void period’ or ‘void property’ simply refers to a time when your rental property is untenanted. It could be empty because you have not found new tenants yet, or you might have elected to carry out renovations between tenancies.
How to handle void periods as a Surrey landlord
While it’s unpleasant to face a void period as a landlord, there are ways to handle this time usefully and productively until you get a new tenant. Here are some tips and advice for how to proceed:
1. Be aware of costs & budget for them
Landlords must cover mortgage payments, Council Tax and utility bills while the property is vacant. Start off well by taking meter readings with photo evidence on the day you complete on a new buy-to-let, or during the end-of-tenancy check-out inspection. An inventory clerk engaged by a good agent will usually take these meter readings for you. Since 1 April 2025, long-term empty properties in Guildford attract a Council Tax premium after 1 year.
2. Claim any discounts, exemptions & insurance
Surrey property owners may be eligible for a Council Tax discount or exemption. For example, unoccupied and unfurnished properties in the Guildford Borough Council area are exempt from Council Tax for 7 days, and there are also exceptions to the Council Tax premium, including for homes which are actively being marketed for let or sale. The council also grants discretionary relief from Council Tax, but this is considered on a case-by-case basis only, and you must apply directly to benefit (view council criteria here).
It’s important to notify your insurer that the property is empty as soon as possible. Many landlord policies cover empty properties for 30 to 90 days, but if the property will be empty for a longer time, or is undergoing renovations or major refurbishment, you may need additional cover.
3. Minimise standing energy costs
Contact your suppliers to arrange a tariff with a low or no standing charge as a priority. Switch off lights, fuse boards and appliances to reduce the energy bill, and for safety in case they malfunction. But programme minimal heating in the winter to ward off the more costly problems of frozen pipes and damp.
4. Maintain & inspect the property regularly
Inspections are essential for your void property’s security, and for keeping it in good condition, since unnoticed maintenance problems and damage can worsen with time. Avoid allowing your rental property to look like an empty property, as empty homes can attract vandalism or theft. You can use a void property inspection checklist to ensure nothing is missed, checking details like these:
- Ensuring locks are fully functioning
- Checking doors and windows are secure
- Looking for leaks and breakages
- Assessing the state of the lawn and garden
- Looking out for signs of pests
- Ensuring post is not piling up or visible in the letterbox
- Checking there is no fly-tipping or refuse on the property grounds
- Looking for any signs of attempted break-ins
Landlords may consider installing CCTV, though you must follow GDPR regulations (guidance is supplied by the Information Commissioner’s Office). Howard Morley & Sons offer a Void Management Service which includes carrying out property inspections, ensuring your rental property is kept secure and in good order while it stands empty. You can request a copy of our full Terms of Business for more details on the Void Management Service.
5. Get the property ready for tenants
Prepare your empty rental property for tenants by carrying out safety inspections and ensuring everything is in good working order. For example, run the taps and shower and check all utility services are working properly. Create a pleasant atmosphere by completing repairs, airing the property, furnishing it to let, and considering void property cleaning services.
How to prevent void periods in Surrey
It is wise to use void periods productively, but even better to avoid them completely. These tips below highlight the strategies you can use to make void periods as infrequent as possible – and plan for them in advance.
1. Plan for void periods
It is important to set aside funds for void periods and plan for their occurrence. So, it is wise to budget for at least 1 month of rent and expenses per property to cover any gaps between tenancies. Likewise, ‘loss of rent’ insurance can cover your rental income if the property is uninhabitable for reasons such as fire or flood damage, with other insurance plans directly reimbursing you for void periods.
2. Set the right market rent
Research the monthly rent on comparable properties in your neighbourhood to ensure your property is competitively priced. If it isn’t, it will be harder to find a tenant for the property. At Howard Morley & Sons, we will give you detailed advice which allows you to set the right rent, based on decades of experience working in the Surrey lettings market.
3. Vet prospective tenants properly
While it’s impossible to guarantee the outcome, tenant vetting goes a long way in helping you select people who are likely to pay the rent without fail. This should at least involve carrying out credit checks, Right To Rent checks, and acquiring employer and past landlord references.
4. Ensure tenants are happy
Give tenants a reason to stay in the property by being professional and responsive. It’s a simple way to prevent void periods (and the uncertainty and costs that come with them). If tenants know that you are reasonable, communicate well, and fix issues quickly – they will have every reason to stay for the long term.
5. Use a good letting agent
As the lettings market becomes more and more complex, it’s essential to choose a letting agent who understands how to let and manage property effectively. This takes the burden of tenant finding and selection off your shoulders, and during active tenancies, a responsive and proactive approach should persuade tenants to stay.
We understand that many landlords don’t have the time to manage property on their own, so we are here to help. It’s our aim to be your trusted partner, looking after your rental properties, helping you stay compliant, and ensuring that your tenancies deliver consistent, long-term profit.
As a well-established letting agent in Guildford, Farnham, Godalming and beyond, Howard Morley & Sons are equipped to guide Surrey landlords through their lettings journey. Contact us today to find out more.
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