Landlord Refurbishment Checklist: What to Sort Before, During and After

A full property refurbishment between tenancies is one of the most disruptive — and potentially rewarding — things a landlord can do. Done well, it can lift your rental yield, attract better tenants, and in some cases justify a review of your property's council tax band. Done poorly, it bleeds time and money with no clear return.

This checklist covers the key things to get sorted before the builders arrive, while work is ongoing, and once the dust has settled.

Before Work Begins

1. Check your council tax position

If the property is empty and undergoing major structural works, it may qualify for a council tax exemption or discount — the rules vary by local authority. Contact your council before works start and ask about their policy on properties undergoing major refurbishment. Some councils offer a 100% discount for up to 12 months; others charge a premium on long-term empty properties.

It's also worth running a quick check on whether your property's current band is accurate. Landlords with older properties — particularly those bought more than 10 years ago — are among the most likely to be paying the wrong band. You can check your property's council tax band for free and see whether there's an anomaly worth investigating before you spend money on improvements that could affect the valuation.

2. Notify your insurer

Your standard landlord insurance policy almost certainly requires you to notify your insurer before carrying out major works. Failure to do so can void a claim. Get this in writing and confirm whether you need additional unoccupied property cover during the refurbishment period.

3. Agree a scope of works — in writing

Verbal agreements with contractors are the single biggest source of landlord-builder disputes. Before a single tool is lifted, have a written schedule of works covering: what is being done, materials to be used, phasing, access arrangements, and a fixed or capped price. Include a retention clause (typically 5–10% held until snagging is complete).

4. Confirm planning and building regulations requirements

Not all refurbishment work is permitted development. Extensions, loft conversions, structural alterations, and changes to electrics or gas installations may require building regulations approval regardless of planning status. Check with your local authority before work starts — not after.

During the Refurbishment

5. Keep the property secure and weathertight

An unoccupied property is a target for theft and vandalism. Ensure all ground-floor access points are secured, temporary boarding is used where necessary, and any exposed roof or structural openings are covered to prevent water ingress. A single bout of damp during a refurb can undo weeks of work.

6. Consider temporary facilities for working tradespeople

If you're retaining a kitchen fitter, plasterer, or a multi-trade team on site for several weeks, temporary welfare and working facilities matter — both for productivity and compliance. For larger refurbishments involving a full kitchen strip-out, a temporary kitchen unit can be a practical solution that keeps the project moving without crews leaving site mid-job.

FindAKitchen is a useful starting point if you need to compare temporary kitchen hire providers across the UK — particularly relevant for longer projects or HMO refurbishments where a functioning kitchen is needed on an ongoing basis.

7. Document everything with dated photos

Take timestamped photographs at every stage — before, during, and after. This protects you in any contractor dispute, supports your insurance position, and provides evidence if you later want to challenge the property's council tax band on the grounds of condition at the time of the 1991 valuation reference point.

8. Keep a running cost log

Every receipt, every invoice, every material purchase. Refurbishment costs are largely not deductible against rental income in the same way repairs are — but understanding what's capital expenditure vs revenue expenditure matters for your tax position. Speak to your accountant before the project starts, not at year end.

After the Refurbishment

9. Revisit your council tax band

Significant improvements can affect value — but remember, council tax bands are based on a 1991 hypothetical value, not today's market. Cosmetic improvements rarely affect banding. Structural extensions or conversions are more likely to trigger a review. If you're unsure, check your current band against comparable properties before making any voluntary referral to the Valuation Office Agency.

10. Update your tenancy documents and EPC

A refurbishment is the natural point to refresh your tenancy agreement, update your gas safety certificate, electrical installation condition report (EICR), and Energy Performance Certificate. If your works have improved insulation, glazing, or heating, your EPC rating may have improved — which can be a useful marketing tool when re-letting.

11. Re-photograph and re-list promptly

Every week a refurbished property sits empty is money out of your pocket. Have a photographer booked before the final snagging is complete so you can list the moment it's ready. Set your target re-let date at the start of the project and work backwards.

A well-planned refurbishment protects and grows the value of your portfolio. The checklist above won't cover every situation — every property is different — but getting the fundamentals right before, during and after is what separates landlords who profit from refurbishment from those who merely survive it.

If you manage multiple properties, our landlord portfolio audit tool lets you check up to 50 postcodes at once to identify potential council tax overpayments across your entire portfolio.