Redecorating between tenancies: working to a re-let date

For landlords and managing agents, a void represents an empty month of lost rental income, plus administrative hours spent managing deposit disagreements. Tenancy Deposit Scheme adjudication data indicates that cleaning features in 54 per cent of tenancy disputes and property damage in 49 per cent. Redecoration is contested in 31 per cent of cases. Nearly a third of all formal deposit disputes involve decorative condition.

Because fair wear and tear requires subjective assessment, leading landlords and outgoing tenants to view the same walls differently. An outgoing tenant views four years of ordinary living, while a landlord sees tired surfaces requiring capital outlay before remarketing. Disagreements rarely centre on paint costs. They centre on apportioning liability for elapsed time.

While a contractor cannot arbitrate deposit liability, maintaining an accurate condition record and routine property maintenance between tenancies minimise ambiguity.

To avoid delays and variation claims, four elements should be defined before quoting:

• The rooms in scope, by name, rather than specifying general refurbishment throughout.
• Whether ceilings and woodwork are included in the decorative schedule.
• Colour specification, noting whether existing colours are to be matched or converted to neutral palettes.
• The target completion date, scheduled at least 24 to 48 hours before new tenancy check-in.

Sequencing trades correctly is what protects the re-let deadline. Finishing trades must always follow wet and dusty operations:

• Complete structural, electrical and plumbing alterations first.
• Undertake ceiling and wall preparation, followed by complete decorative coating.
• Lay carpets and resilient flooring after decorating finishes have fully cured.
• Schedule the end of tenancy deep clean last, after all contractor traffic has ended.

The common operational mistake is booking cleaners first because they are easy to schedule, only to require a second clean after decorators and carpet fitters finish. On this Stoke Newington flat, our package included full redecoration, new carpets, a deep clean and bathroom re-grouting, delivered under a single point of responsibility.

This flat is situated in a converted church, featuring double height volumes, arched window heads and an open mezzanine gallery. Surface square metres do not represent the true work. The labor sits in precise cutting in around every arch reveal, vault junction, balustrade and gallery perimeter. Standard floor area pricing underestimates the access and craftsmanship demanded by historic conversions.

We price cutting in, surface preparation and high-level access separately from broad wall areas. For landlords and managing agents facing strict move-in schedules, our painting and decorating team commits to realistic turnaround programmes backed by experienced trade sequencing.

A successful void redecoration requires a defined completion date, explicit room schedules, correct trade sequencing and realistic pricing that accounts for detail work. Redecoration features in nearly a third of all deposit adjudications, making clear upfront specifications essential.

Send us the floor plan, the check-out inventory report and the target re-let date. We provide a fully broken-down quotation and confirm achievable programme timings.