Letting this autumn? What an empty month costs

On a £1,500 monthly rent, one week without a tenant costs about £345 in rent alone. The mortgage, insurance and service charges carry on while the home sits empty, and so does the council tax.

In London, the average gap between tenants this spring was 16.6 days, and it cost landlords £1,252 each time, according to Rushbrook & Rathbone’s April 2026 figures. This month we’ve done the sums, so you can try them on your own rent.

Council tax starts the day the tenant leaves

Councils set their own rules for homes left empty and unfurnished between tenants. Across most of South East London and North Kent there’s no discount, so the full charge is yours from the day the tenant moves out. Here’s how it works in the areas we cover, and their neighbours:

*If the home was lived in for at least six weeks beforehand. Band C charges are for 2026/27; in Kent they vary slightly by parish.

The sums on a £1,500 monthly rent

Say your property could let at £1,500 a month, and holding out for £50 more leaves it empty for a month. That’s £1,500 in rent lost while you wait.

£1,500 divided by £50 is 30 months. It takes two and a half years of the extra £50 to earn back that empty month’s rent. Add Band C council tax and it’s nearer three years.

A shorter wait is easier to picture. That one empty week, about £345, is roughly seven months of the extra £50.

Try it with your own monthly rent in place of £1,500. Divide that amount by £50 to see how many months of the extra rent you’d need to recover an empty month. You can use the same calculation for the difference between any asking rents you’re weighing up.

A few ways to help your next let happen sooner

A little preparation before marketing can help you make good use of the time between tenants:

• Look at homes that have actually let nearby. Compare their size, condition and location with yours. Ask us to talk through the rents agreed on similar properties, so you have more to go on than the prices still being advertised.
• Get the property ready for photographs. Tidy up, arrange a thorough clean and deal with small repairs. Clear, bright photographs help prospective tenants see the space and picture living there.
• Have the certificates ready before marketing. Check what needs renewing and book any work in advance. That gives you time to deal with anything that needs attention before a tenant is ready to move.
• Be flexible about the move-in date. Where you can, work with a suitable tenant’s timing. Agreeing a date that suits you both can help keep the gap short.

If you’re preparing to let in Abbey Wood, Thamesmead, Erith, Bexleyheath or nearby, we’re happy to help with the sums. We’ll look at comparable homes that have let, discuss a suitable asking rent and talk through any preparation your property needs.

A rental valuation is free, with no obligation. You’re welcome to call or email me for a chat, too.

Or simply reply to this email and we’ll arrange a convenient time.

What our clients say

“Able Estates have managed my rental flat for almost 2 decades and they are always helpful, professional and prompt to reply to any query. They have managed all aspects of the letting process perfectly. I would certainly recommend them to anyone considering being a landlord.” L. Hilton

“I have been using this agency for a number of years now and they have always been courteous and efficient. They are very good at keeping an eye on one's property and making sure it is up to condition and good to rent. Their services save the landlord a lot of time and effort. I can unhesitatingly recommend them.” M. McClure

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