How to Reduce Void Periods on Your Teesside Rental Property

Every empty month costs you money. A void period—the time your rental property sits empty between tenancies—eats into your income while your mortgage, insurance, and council tax keep charging. For a Middlesbrough property renting at £550 per month, each void month costs you roughly £850–£950 when all fixed costs are included. A three-property portfolio that averages six-week voids per property per year is leaving approximately £3,800 on the table annually.

The average void period for privately rented properties in England is around four to six weeks per year, according to the ONS Index of Private Housing Rental Prices. But you don't have to accept the average. With the right approach—and timing—you can reduce void periods significantly and keep your property earning.

Here's how.

Why Void Periods Happen

Before you can fix the problem, you need to understand it. Void periods don't just happen randomly.

The tenant gives notice. Most common scenario. A tenant reaches the end of their fixed term or serves notice during a periodic tenancy, giving you a window—usually four weeks—to find a replacement.

Eviction or abandonment. Less common but more costly. The property may be left in poor condition, requiring repairs and deep cleaning before you can relet.

Seasonal timing. The rental market in Teesside slows in November and December. If a tenancy ends in late autumn, expect a longer void than one ending in September or May.

Property condition. If work is needed between tenancies—cleaning, redecorating, repairs—every day spent on refurbishment is a day without rent.

Overpriced rent. Tenants in Teesside have choices. Price your property above market rate and it will sit empty. Price it in line with comparable properties and you'll fill it faster.

Poor marketing. Bad photographs, incomplete listings, or advertising on the wrong platforms all reduce enquiries and extend the void. This is the easiest problem to fix and the one that most landlords overlook.

Start Marketing Before the Tenant Leaves

The single most effective way to reduce void periods is to begin marketing the moment you know the current tenant is leaving. Most tenancy agreements allow you to conduct viewings with reasonable notice to the tenant—you don't have to wait until they move out.

At Ascot Knight, we advertise properties the moment we receive notice. Professional photographs are taken or refreshed, the listing goes live on Rightmove, Zoopla, and our own network, and viewings are booked immediately. The goal is simple: have a new tenant lined up before the current one leaves, reducing the void to the bare minimum needed for cleaning and final inspection.

This only works if the outgoing tenant is treated fairly. Respecting their privacy during viewings and giving proper notice for each visit makes the handover smoother. It also means you're less likely to face a damage claim later—a tenant who feels respected during their notice period is a tenant who leaves the property in reasonable condition.

How to Market Your Middlesbrough Rental Property for Maximum Exposure covers this in detail, but the principle is straightforward: visibility is the antidote to void periods. More viewings equals more offers equals faster lettings.

Price the Property Correctly

Overpricing is the most common self-inflicted cause of extended voids. Landlords frequently set rent based on what they want to earn rather than what the market will support. The result is weeks of silence while correctly-priced competing properties let immediately.

The Teesside rental market is competitive. A two-bedroom terrace in TS5 at £625 per month will be compared directly to identical properties at £575 or £600. If yours doesn't offer something extra—better condition, location advantage, or included appliances—tenants will choose the cheaper option.

The maths are simple: a property sitting empty at £625 per month for six weeks earns less over 12 months than one letting immediately at £575.

£625 × 10.5 months (six-week void) = £6,562
£575 × 12 months (no void) = £6,900

The second property outperformed by £338, purely through faster lettings. Over a three-property portfolio over five years, that's a difference worth paying attention to. Price slightly below the top of the market and you often generate more annual income than pricing at the peak.

How to Set the Right Rent Price for Your Middlesbrough Property explores this in depth, but the core principle holds: the maths don't favour overpricing.

Present the Property Well

First impressions matter enormously. A clean, bright, well-maintained property lets faster than one that feels tired—even if both have identical bones.

Between tenancies, do this:

Professional deep clean (carpets, oven, all surfaces)
Touch up any scuffed paintwork
Replace worn or damaged fixtures (handles, light fittings, toilet seats)
Tidy the garden or outdoor area
Fix anything broken, however minor

For the listing, do this:

Professional photographs (not phone photos)
Clean, decluttered rooms with good natural light
Accurate, detailed property descriptions
Floor plans (increasingly expected by tenants)

Spending £200–£400 on cleaning and presentation between tenancies is one of the highest-return investments available. The difference between a two-week void and a six-week void on a £550 per month property is over £1,100. You've made that investment back in two lettings.

How to Prepare Your Middlesbrough Property Between Tenancies contains a full checklist, but the core message is: presentation costs far less than void periods do.

Attract and Retain Good Tenants

The cheapest void is the one that never happens. Keeping a good tenant in place beats finding a new one every time. Equally, offering flexible terms attracts tenants who might otherwise look elsewhere.

On attraction: flexibility matters.

Pets. An increasing number of tenants have pets. Many landlords refuse them outright. Allowing well-behaved pets (with appropriate tenancy clauses and a pet deposit) significantly widens your tenant pool. In some Middlesbrough postcodes, accepting pets can reduce your void to near zero because competition is so limited.

Should You Allow Pets in Your Rental Property? A Middlesbrough Landlord's Guide explores the financial and practical sides in detail.

Tenancy length. Some tenants want longer tenancies for stability. Offering 18 months or two years can be attractive to families and professionals, and it gives you a longer guaranteed income period.

Furnishing options. Depending on your target market, furnished or part-furnished can help. Young professionals relocating to Teesside for work often prefer furnished. Families typically want unfurnished.

On retention: small actions matter.

Be responsive on maintenance. Tenants who feel ignored on repairs start looking for a new property months before their tenancy ends. A landlord or agent who responds quickly and fixes problems properly builds loyalty.

Keep rent increases reasonable. A £25 per month increase to match the market is fair. A £75 increase that pushes a good tenant to leave costs you far more in void periods and tenant-finding fees than the additional rent would have earned.

Communicate proactively. Check in with tenants periodically. A simple annual inspection followed by a friendly conversation about whether they're happy and intend to stay gives you early warning of a planned departure.

Reward loyalty. Consider small gestures for long-term tenants—a new appliance, a redecoration of their choice, or a modest rent freeze. The cost is minimal compared to a void.

For landlords managing portfolios, this approach scales. Managing Multiple Rental Properties in Teesside: Tips for Portfolio Landlords covers how to systematise tenant retention across several properties.

Use a Professional Letting Agent

Self-managing landlords often experience longer voids because they lack the marketing infrastructure, tenant databases, and responsiveness of a professional agent.

A good agent will:

Market the property across all major portals and their own database
Conduct viewings promptly, including evenings and weekends
Screen tenants quickly with referencing checks
Prepare tenancy agreements and move-in inventories efficiently
Coordinate cleaning and repairs to minimise turnaround time

The management fee—typically 8% at Ascot Knight, 10–15% elsewhere—pays for itself many times over if it reduces your annual void by even two or three weeks. At /properties, we publish our approach to void reduction as part of our core service. Our average time to fill a vacancy is two weeks (compared to the industry four to six weeks), which matters significantly when you're calculating the real cost of agency fees versus DIY void periods.

Frequently Asked Questions

Q: How long does the average void period last? A: Across England, privately rented properties sit empty for four to six weeks per year on average, according to the ONS. With proactive marketing and competitive pricing, you can typically reduce this to two to three weeks. The key is starting early and staying visible.

Q: Is it worth allowing viewings while the tenant is still in the property? A: Absolutely. Most tenancies allow it with reasonable notice. Early marketing means you can overlap your move-out and move-in dates, effectively eliminating the void for a few days. A tenant leaving on the 30th and a new one moving in on the 1st means zero lost income.

Q: What's the right rent price to avoid a void? A: Research comparable properties on Rightmove in your postcode. Price within 5% of the average for similar properties in similar condition. Higher price plus longer void equals lower annual income. The maths don't favour overpricing.

Q: Can I reduce void periods without using an agent? A: Yes, but it's harder. You'll need to handle marketing, viewings, referencing, and tenant handover yourself. If you manage this professionally, voids can be short. Most self-managing landlords struggle with consistency—it's a side hustle competing with their day job.

Q: How much should I spend on cleaning and preparation between tenancies? A: Budget £200–£400. This is one of the best investments you can make. The ROI is immediate: a faster let and a better-looking property that attracts more reliable tenants. Skimping on presentation to save £150 often costs you £1,200 in extended void time.

Q: Does accepting pets really reduce void periods? A: In Teesside, yes. A significant portion of the tenant population owns pets and faces constant rejection from landlords. If you accept pets (with appropriate safeguards), you're opening yourself to a larger pool. This is particularly effective in TS5 and TS7.

Q: Should I keep a property in perfect condition to prevent tenant refurbishment delays? A: This varies by property type and tenant profile. For student lets, higher turnover and more damage is typical. For family lets, longer tenancies mean fewer turnovers. Balance your maintenance standards against tenant expectations and your risk tolerance.

Q: When's the best time to relet a property in Teesside? A: September, October, January through March, and June through July see higher tenant demand. November and December are weaker. If you have flexibility on tenancy start dates, aim for high-demand months to minimise void exposure.