Plumbing Checks for Void Properties in London: What to Do When a Tenancy Ends
When a London rental property becomes void between tenancies, the absence of a tenant creates specific plumbing risks that require active management. This guide covers the essential plumbing checks to complete before re-letting and during an extended void period.
Why Void Properties Create Specific Plumbing Risks
An occupied property has continuous water draw-off through taps, showers, and flushing toilets, which maintains fresh water circulation through the cold water supply, prevents stagnation in the hot water cylinder, and keeps traps full of water that prevents drain odours. When a property becomes void, these regular uses stop. Standing water in the hot water cylinder at temperatures between 20 and 45 degrees Celsius can support the growth of Legionella bacteria. Stagnant water in branch pipework and traps can develop biofilm. Traps that are not regularly used may lose their water seal through evaporation, allowing drain odours and potentially sewer gases to enter the property.
In winter, a void property without any heating is at risk of frozen and burst pipes if the boiler is turned off completely and temperatures drop. A pipe burst in a void property may not be discovered for days or weeks, causing far more water damage than the same burst in an occupied property where it would be noticed immediately. For these reasons, void property plumbing management requires specific actions both immediately after a tenancy ends and during any extended void period.
Immediate Actions When a Tenancy Ends
Within the first few days after a tenancy ends, carry out or arrange the following checks. Inspect all visible pipework under sinks, behind toilets, and at radiator valve connections for any drips or evidence of recent leaks. Check the boiler pressure and ensure the system is at the correct operating pressure before turning the heating to frost protection mode. Do not turn the boiler off completely during void periods — set it to a minimum frost protection temperature of 13 degrees Celsius to prevent freezing. Check that the cold water storage tank if present is clean and free from debris or contamination. Run all taps, flush all toilets, and operate all showers for at least two minutes each to check flow and drain rate.
Check the condition of all flexible hoses under sinks and to toilets. Flexible hoses are a common source of water damage in London properties, and a void period is an ideal time to replace any that show signs of corrosion, bulging, or age-related deterioration. A failed flexible hose in an occupied property may be noticed within minutes; the same failure in a void property could flood multiple floors before being discovered.
Legionella Management During the Void
The Health and Safety Executive guidance on legionella risk management for landlords requires that water systems in void properties are managed to prevent the conditions under which Legionella bacteria proliferate. During a void period, the hot water cylinder temperature should be maintained at 60 degrees Celsius. All outlets including showers, taps, and any outlets on branch pipework should be flushed weekly — either by the landlord, managing agent, or a contractor. A log of each weekly flush should be kept as evidence that legionella control measures were maintained during the void.
When the property is re-let, before handing over keys to the new tenant, run all outlets for a minimum of two minutes each, flush the cold water storage tank if one is present, and check that the hot water cylinder is at the correct temperature. If the property has been void for more than four weeks, a legionella risk assessment review is advisable before occupation.
Pre-Letting Plumbing Inspection
Before re-letting a void London property, carry out or commission a pre-letting plumbing inspection covering: all visible pipework for signs of corrosion, staining, or previous leaks; condition of all sanitary ware including toilets, basins, baths, and shower trays; condition and flow rate of all taps; drainage performance at all outlets; condition of flexible hoses; boiler service status and pressure; and operation of all thermostatic radiator valves and lockshield valves. Any defects identified should be rectified before the new tenancy commences to prevent immediate repair requests and to establish a documented baseline condition for the property.
Prestige Engineers carry out void property plumbing inspections and pre-letting checks for London landlords and managing agents, providing written inspection reports and completing any identified remedial works. We cover all London boroughs and can coordinate void period legionella flushing programmes for portfolio managers with multiple void properties.