Practical building advice
Rental refurbishment between tenancies: a practical checklist for landlords
The gap between tenants is a useful time to put a rental property right. Start with safety, outstanding defects and the condition of the building, then agree the improvements. A clear schedule helps landlords and property managers avoid decorating over problems or booking a new move-in before the work is ready. Here is a practical way to organise a refurbishment in Liverpool, Wirral or Chester.
For properties in England. Guidance links checked .
Inspect and check
Start with one property inspection
Walk through every room and the outside areas with the managing agent or contractor. Bring the previous inventory, repair history and any reports from the outgoing tenant. Record what needs investigation, what needs repair and what is simply tired.
Photograph defects and note where they occur. A recurring damp patch, loose fitting or damaged floor needs an agreed cause and repair approach before finishes are chosen. Arrange specialist assessment where needed rather than treating a photograph as a diagnosis.
Check the letting requirements for the address
Check licensing before finalising the works. Liverpool has a selective-licensing postcode lookup, and Wirral publishes maps and address information for its designated areas. Shared homes across Liverpool, Wirral and Chester may also need an HMO licence; check the relevant council’s requirements for the property and occupation.
Guidance: Liverpool City Council: Do I need a selective licence?; Wirral Council: Selective licensing; Cheshire West and Chester Council: House in multiple occupation; GOV.UK: Houses in multiple occupation.
Read any existing licence conditions alongside the inspection notes. Turning a family rental into shared accommodation deserves a separate planning and licensing check, even if the building work looks modest.
Check the EPC and any planned energy improvements. Domestic private rented properties covered by the current minimum energy efficiency rules need an EPC rating of E or above unless a valid exemption applies. Allow any necessary work into the schedule before reletting.
Guidance: GOV.UK: Domestic private rented property minimum energy efficiency standard.
Plan the work
Put safety and repairs ahead of decoration
Review the gas safety record, electrical inspection report and any outstanding remedial work. GOV.UK says rented electrical installations must be checked at least every five years by a properly qualified person. Book the appropriate specialists early and confirm what documents they will supply.
Check the smoke and carbon monoxide alarm arrangements against the current government guidance. That guidance covers smoke alarms on storeys used as living accommodation and carbon monoxide alarms in rooms with fixed combustion appliances, excluding gas cookers. Keep a record of the checks required at the start of a new tenancy.
Guidance: GOV.UK: Landlord safety responsibilities; GOV.UK: Electrical safety standards guidance; GOV.UK: Smoke and carbon monoxide alarm guidance.
Agree the scope and sequence
Use a room-by-room schedule so quotes cover the same work. Specify which items stay, which are replaced, who supplies them and whether waste removal and cleaning are included. Separate essential repairs from optional upgrades so decisions are easier if the budget changes.
Agree access, keys, deliveries and the order of trades. Allow for drying, specialist visits and discoveries after work starts. Ask how variations will be priced and approved before additional work proceeds. A move-in date should follow a realistic programme.
Landlords commissioning refurbishment in connection with their business have client duties under the Construction (Design and Management) Regulations 2015. Agree suitable health and safety arrangements and the required appointments with your project team. HSE’s commercial-client guidance explains the responsibilities, including projects involving more than one contractor.
Guidance: HSE: Commercial clients’ roles and responsibilities.
Prepare the handover
Finish with a proper handover
Walk through the property against the agreed schedule. Keep one list of unfinished items, with an owner and agreed return date for each. Distinguish repairs affecting readiness from cosmetic touch-ups. Collect relevant certificates, test reports, product details, warranties and photographs, then update the inventory.
For a managed property, give the agent one clear handover pack and a list of future maintenance dates. Include gardens, paths, gutters and shared external spaces in the ongoing plan. These areas need an owner after the refurbishment team leaves.
Your questions
How long does a between-tenancy refurbishment take?
It depends on the condition, work and availability of trades. Agree a programme after inspection, with time for checks and handover.
Should I redecorate before repairing damp?
Arrange assessment and deal with the cause first. New paint alone will not resolve an underlying defect.
Can one team coordinate the work?
Yes, where the agreed scope covers it. Confirm who coordinates specialist trades, access, the programme and the handover documents.
Does every Liverpool rental need a selective licence?
Use the council's address check and review exemptions. The selective scheme covers a designated area; HMO licensing is a separate consideration.
Guidance: Liverpool City Council: Do I need a selective licence?.
