End of tenancy works London
Void turnaround works for London landlords
End of tenancy works across all 33 London boroughs — deep clean, redecoration, compliance certificates, and all minor repairs coordinated in a single 3–5 day programme. We supply an itemised condition report for deposit deduction claims through TDS, DPS, and mydeposits.
What they are
Returning a property to lettable condition
End of tenancy works are the repairs, redecoration, cleaning, and compliance checks carried out between tenancies in London rental properties to return the property to a lettable condition. They begin once the outgoing tenant has vacated and the check-out inspection has been completed, and they must be finished before the incoming tenant moves in.
The scope varies by property and by how the departing tenant has left it, but most London flats and houses require at minimum a professional deep clean, a paint touch-in or full redecoration, and a round of minor repairs — sticky doors, dripping taps, worn fittings — before they can be re-advertised or re-let. Where compliance certificates are due at the same time, those must be completed before the new tenancy begins regardless of the decoration schedule.
Done well, end of tenancy works achieve two goals simultaneously: they satisfy the incoming tenant's expectation of a clean, well-maintained home, and they support the outgoing deposit claim by establishing a clear, documented baseline of condition for the next tenancy.
Why the void period matters
Every vacant day is rental income lost
In London, the average two-bedroom flat generates between £1,800 and £3,200 per month depending on location. That is £60 to £100 of rental income for every single day the property sits empty. A void period that runs to three weeks costs the landlord more than a full professional refurbishment — and the irony is that slow or poorly coordinated works are usually the reason the void extends.
The London rental market is characterised by high demand and short supply. Properties in good condition that are re-advertised quickly attract better applicants and can command higher rents at renewal. The cost of getting all necessary trades in simultaneously — decorator, plumber, electrician — to compress the void to 3–5 days almost always exceeds the saving from booking them sequentially over two or three weeks.
Our end of tenancy service is built around this reality. We coordinate all trades to work concurrently wherever possible, arriving with a scoped programme and leaving with a lettable property and a full condition report.
Typical scope of works
What a full end of tenancy package covers
Not every property requires every item on this list — we scope works individually after the check-out report. Below is the full range of work we undertake as part of an end of tenancy package in London.
Professional deep clean
Full end of tenancy clean to ARLA standard — oven, extractor, bathrooms, kitchen surfaces, skirting boards, inside cupboards, windows (interior), and all hard floors. We supply a cleaning certificate for the outgoing deposit claim.
Redecoration
Fill and sand scuffed or marked walls, touch-in paintwork, and full repaints where the condition requires. We match existing colours where possible and use mid-sheen emulsion throughout for a durable, re-lettable finish.
Carpet cleaning or replacement
Hot-water extraction carpet clean on all carpeted areas. Where carpets are worn or stained beyond cleaning, we supply and fit replacement carpet in a neutral letting-grade specification at a fixed price per room.
Minor plumbing
Dripping taps re-washered or replaced, running toilets ballvalve or flush mechanism repaired, shower heads descaled or replaced, isolating valves freed, and any minor leaks beneath sinks or basins made good.
Appliance checks
All white goods tested: washing machine, dishwasher, fridge, freezer, oven, and hob. We run each appliance through a standard cycle and report condition. PAT testing available for all landlord-provided portable electrical appliances.
Gas Safety Certificate (CP12)
Annual CP12 required by law for every tenanted property. If the certificate is due or will expire before the next tenancy begins, we complete the inspection and issue the certificate on the same visit. Gas Safe registered engineers.
EICR
Electrical Installation Condition Report if due (required every 5 years for private rentals) or requested at tenancy change. Any Category 1 or Category 2 remedial works completed by our NICEIC registered electricians within the same void window.
Smoke and CO alarm test
All smoke and carbon monoxide alarms tested and batteries replaced. Missing or faulty alarms replaced. Mandatory check under the Smoke and Carbon Monoxide Alarm Regulations 2022 at the start of each new tenancy.
Door and window hardware
Sticky or dropped doors re-hung and adjusted. Broken or worn door handles, locks, and hinges replaced. Window restrictors, handles, and locks checked and replaced where required. Keys cut if needed.
Boiler service
Annual boiler service by Gas Safe registered engineer. Cleans heat exchanger, checks burner, flue, controls, and safety devices. Service label issued. Keeps manufacturer warranty valid and reduces breakdown risk between tenancies.
External gutter check
Gutters cleared of debris and checked for leaks, sagging, or broken brackets. Downpipes rodded and flushed. A blocked gutter is among the most common causes of damp penetration in London terraced and semi-detached properties.
Deposit deduction documentation
An itemised report built for adjudication
The most common reason landlords lose deposit deduction disputes is insufficient documentation. Deposit scheme adjudicators — at TDS, DPS, and mydeposits — require evidence of the property's condition at the start of the tenancy compared with its condition at the end, along with a reasonable estimate of the cost to make good.
We provide an itemised post-works report that documents each repair or redecoration item completed, with photographs of the condition before and after. The report records the scope of work, the material used, and the cost attributed to each item — structured in the format that deposit scheme adjudicators expect to receive. Where the landlord can demonstrate that specific damage was caused by the outgoing tenant rather than accumulated wear and tear, this report provides the supporting evidence.
The post-works photography also serves as the de facto check-in condition record for the incoming tenancy — either used directly as evidence of condition or supplied to your inventory clerk to supplement their report.
Time-critical execution
Concurrent trades to compress the void
London landlords frequently need end of tenancy works completed in 3–5 days between a check-out and an agreed check-in date. Achieving that window requires trades to work concurrently — a decorator painting the hallway while a plumber is replacing a tap washer and an electrician is completing EICR remedials in the consumer unit.
We coordinate all trades from a single point of contact. When you call us after a check-out, we collect the check-out report, assess the scope, and send you a programme within 24 hours showing which trades will attend on which days, with start and completion dates confirmed. You do not need to manage access separately for each trade — one keyholder arrangement covers the full programme.
Works that require drying time — plaster patching, first-coat painting — are sequenced so that they do not delay subsequent trades. We account for this in the programme rather than leaving it as a variable that extends the void. For properties where the incoming tenant has already been referenced and has a confirmed move-in date, we treat that date as a hard deadline.
Cost guide
Typical costs for London end of tenancy works
Prices below are labour only and exclude materials (paint, carpet, fittings) and compliance certificate fees, which vary by property. All prices relate to a standard two-bedroom London flat. Larger properties are quoted individually.
Light refresh
2-bed London flat, good condition
£600 – £1,200
labour only, excl. materials + VAT
Deep clean, touch-in decoration, minor plumbing, alarm test
Most common
Standard turnaround
2-bed London flat, moderate wear
£1,000 – £1,800
labour only, excl. materials + VAT
Full clean, partial redecoration, carpet clean, CP12 or EICR if due, appliance checks
Full refurbishment
2-bed London flat, significant wear or long tenancy
£1,500 – £3,500
labour only, excl. materials + VAT
Full redecoration, carpet replacement (1–2 rooms), compliance certificates, all minor repairs, gutter check
These are indicative ranges based on a typical 2-bed London flat. Actual costs depend on condition, scope confirmed at check-out, and any compliance certificate fees. We supply a fixed-price quotation before any work begins.
London context
Why London void periods demand a different approach
London's rental market operates at a pace and density that does not compare with anywhere else in the UK. The consequence of a poorly managed void is not simply a few days of empty property — it is a missed letting cycle in a market where good applicants are chosen within 24 to 48 hours of a property being re-advertised. A two-week void caused by slow decoration or a delayed EICR can mean the difference between letting at the target rent and having to reduce to attract the next tier of applicants.
London properties also tend to have higher compliance complexity than those outside the capital. HMOs require additional fire safety measures and are subject to licensing under multiple borough licensing schemes. New builds in certain boroughs have specific installer certification requirements. Properties in conservation areas have restrictions on external materials. We are familiar with the requirements across all 33 London boroughs and work within them.
The cost of bringing all required trades together at the same time — rather than booking them sequentially over two or three weeks — is consistently lower than the rental income lost during the extended void. This is the central argument for a coordinated end of tenancy service. We have made this case to hundreds of London landlords and the arithmetic is rarely close: even a 10-day reduction in void length on a property generating £2,500 per month saves approximately £830 in lost rent — more than enough to cover the premium of coordinated concurrent working.
We cover all 33 Greater London boroughs, including outer London areas that some central London contractors decline. Whether your property is in Hackney or Havering, Wandsworth or Waltham Forest, the same team, the same programme approach, and the same condition documentation applies.
At every tenancy change
Minimum checks required by law or insurance
Regardless of condition, the following must be completed before the incoming tenant moves in:
- Smoke alarm tested and confirmed working on the first day of the new tenancy (Smoke and Carbon Monoxide Alarm Regulations 2022)
- Carbon monoxide alarm fitted and tested in any room containing a gas appliance
- Gas Safety Certificate (CP12) valid — must be renewed if expired or about to expire
- EICR valid — required every 5 years; any C1 or C2 remedials must be rectified within 28 days of inspection
- PAT testing of landlord-provided portable appliances (required by most landlord insurance policies)
- Legionella risk assessment updated if more than 3 years old or water system has changed
FAQ
Frequently asked questions
How quickly can end of tenancy works be completed in London?
For a standard 2-bedroom London flat in reasonable condition, we can complete a full end of tenancy package — deep clean, touch-in decoration, minor repairs, and compliance checks — within 3 to 5 working days of the check-out. Where multiple trades are needed (for example, a decorator running concurrently with an electrician completing EICR remedials), we coordinate them to work simultaneously rather than sequentially, which is what makes the 3–5 day turnaround achievable. For larger properties or those needing full redecoration and carpet replacement, allow 5–7 working days. We can confirm a programme before works begin.
What does an end of tenancy clean include?
A professional end of tenancy clean goes well beyond a standard domestic clean. It includes oven and extractor degreasing, bathroom descaling and grout cleaning, cleaning inside all kitchen cupboards and drawers, wiping down all skirting boards and door frames, cleaning window sills and interior window glass, vacuuming and mopping all floors, and cleaning all light fittings and switch plates. The result should be a property that is clean to the standard it was in at the start of the tenancy — this is the benchmark used by deposit scheme adjudicators when assessing cleaning-related deduction claims.
Can tenants be charged for professional cleaning at the end of a tenancy?
Under the Tenant Fees Act 2019, landlords cannot require tenants to pay for professional cleaning as a condition of the tenancy. However, if a tenant returns a property in a worse state of cleanliness than it was at the start of the tenancy (judged against the check-in inventory), the landlord can make a deposit deduction for the cost of cleaning. The key is having a detailed check-in inventory that documents the cleanliness condition at the start of the tenancy. Our post-works report photographs the property after cleaning is complete, which supports the check-in condition record for the next tenancy.
Is repainting at every tenancy end considered reasonable wear and tear?
Reasonable wear and tear is a fact-specific question, but as a general rule: light scuffs and marks accumulated over a 1–2 year tenancy in a well-maintained flat are likely to be considered wear and tear by a deposit adjudicator, meaning the tenant cannot be charged for a full repaint. However, large marks, written-on walls, holes from excessive picture hooks, or damage clearly beyond normal use can support a partial deduction proportionate to the remaining life of the decoration. A tenancy lasting 4–5 years or more will almost always justify a full redecoration at the tenant's expense regardless of the condition, because the decoration has reached the end of its useful life during the tenancy.
What work must legally be done at every tenancy change?
Three checks are legally required at every tenancy change in England: (1) smoke alarms must be tested and confirmed working on the first day of the new tenancy under the Smoke and Carbon Monoxide Alarm Regulations 2022 — carbon monoxide alarms are required in any room with a gas appliance; (2) if the Gas Safety Certificate (CP12) has expired or will expire before the new tenancy begins, it must be renewed before the tenant moves in; (3) if the EICR is due (required every 5 years), it must be completed and any Category 1 or Category 2 remedials rectified within 28 days. Beyond these legal requirements, PAT testing of landlord-provided appliances is required by most landlord insurance policies, and a Legionella risk assessment should be updated if more than 3 years have passed or if significant changes have been made to the water system.
Get started
Tell us your check-out date
Send us the check-out report, the check-in date, and the property address. We will scope the works and return a fixed-price quotation with a confirmed programme within one business day. No commitment required until you approve the quote.
- Fixed-price quotation before works begin
- Programme with confirmed completion date
- Itemised condition report on completion
- All 33 London boroughs covered
We respond within one business day. No callout fee to quote.