Typically, when a tenant moves out, there’s a short period when the property remains empty before the new batch moves in. Every landlord should be trying to minimize that emptiness because it costs money. However, even when minimized, there’s usually still a short empty period; perhaps a few days, maybe even a few weeks. That’s perfectly natural for various reasons. It recently happened to me.
A tenant of mine moved out 3 weeks ago, and the property has been vacant ever since. Yes, it meant I lost out on one month’s rent, but it was kind of unavoidable because as I’ve previously mentioned in another blog post, the entire property needed a complete makeover due to cowboys (the previous vendor) getting creative with a paint roller. They either had a fetish for shitting all over the walls, or feces coloured paint.
However, more often, BTL properties remain temporary vacant between a tenant changeover because it’s extremely rare that a tenant’s timetable will be in-sync with a landlord’s- most tenants have a notice period to serve with their current landlord, and tenants usually start looking for new accommodation a few weeks prior to their move out date.
Anyways, I just wanted to share a few of the things I did while the property was empty for 3 weeks. Perhaps you should also be doing the following, whether your property remains empty for a few days, or even a few months…
1] Benefit From Council Tax Exemption
As soon as tenant’s vacate, it becomes the landlord’s responsibility to pay the council tax. However, any property that remains empty and unfurnished is entitled to be exempt from council tax for up to 6 months.
I saved about £70 in 3 weeks while my property remained empty. All I did was contact my local council tax office and notified them the property was empty.
2] Transfer utility bills to landlord’s name
Like with council tax, the landlord also becomes responsible for all utility bills incurred during the vacant period.
It’s important for you to take readings of the water, gas and electricity meter on the day the tenant vacates the premises, so you can contact the utility service providers with the latest meter readings. They should change the accounts over to your name.
You should then take the meter readings again when the new tenants move in, so you’re only billed for what you used.
3] Take the opportunity to fix what’s broken
From my experience, tenants always leave behind some form of destructive trial after vacating a property.
Many landlords just leave things broken until tenants complain. That’s an extremely impractical way of handling the issue, because eventually the landlord will have to fix what’s broken.
It’s a lot easier to maintain a property while it’s empty because it saves you from having to give the tenant notice and arrange a convenient time between your tenant and labourers. At least you can attend to issues at your own convenience when the property is empty.
4] Ensure all electrical and gas appliances are off
To reduce costs and for safety reasons, make sure all gas and electrical appliances are switched off. I usually just unplug all appliances and switch off all plug sockets.
Some plug sockets have fuse lights; I always ensure they’re flicked off, even if no electrical appliance is feeding off it. The LED in the socket is still draining power (even if it literally costs pennies).
If the property has white goods, then it might be a good idea to turn those appliances off and leave open the fridge, freezer and washing machine doors to avoid any nasty odours.
5] Disable hot water and heating timer
Ensure the timer settings for the hot water and heating are disabled. There’s a good chance your tenant would have set the timer, or used the existing settings.
Failing to turn off the timer could result in utility bills for services that you never needed, or realised were being used.
6] Don’t leave the heating completely off in the winter
If your property is going to remain empty for longer than a week during bitter winter periods, it’s a good idea to occasionally allow the pipes to warm up by turning on the heating. This is to prevent the pipes from completely freezing over, consequently making them vulnerable to burst. The heat bill is quickly offset by the cost of repairing a water pipe and cleaning up water damage
7] Make sure the bins are empty
Your previous tenants should have emptied all the bins before they vacated, even the wheelie bins. However, I wouldn’t always count on it.
It’s best to make sure every bin, in and around the property, are completely empty and clean. This will avoid any nasty smells and/or infestations when you return a week later.
Anyone else got any other tips?
If you’ve had experience with empty properties during the tenant transition, do you put into practise any other procedures?