For London landlords, an empty property can become expensive very quickly.
A void period is the time between one tenancy ending and the next tenant moving in. It may last only a few weeks. However, during that time, your rental income stops while many of your property costs continue.
The latest 2026 figures show that the average void period across England is around 21 days. London performs better for speed, with an average void of approximately 16.6 days. Yet London landlords face the highest average cost per vacancy, at around £1,252.
That is because London rents are higher.
The national average void cost is approximately £1,135, based on an average monthly rent of £1,438. Void costs have also increased by around 12.9% this year, making every empty day more significant.
For a landlord, the real cost is not just the rent you do not collect. It includes the mortgage, council tax, insurance, maintenance, re-letting costs and your own time.
What The 2026 Void Figures Mean For London Landlords
At first glance, London’s average void period may appear manageable. A gap of 16.6 days is shorter than the national average.
However, the financial impact is greater because of London’s rental values.
The current market picture includes:
- Average England void period: 21 days
- Average London void period: 16.6 days
- Average London vacancy cost: £1,252
- Average national vacancy cost: £1,135
- Average monthly rent used in the national calculation: £1,438
- Void costs increased by approximately 12.9% this year
- 41% of UK landlords experienced a void lasting more than seven days in the past 12 months
- For those landlords, the average void lasted 66 days
- Rental supply in inner London postal areas fell by approximately 13% by September 2026
The 66-day figure needs careful interpretation. It does not mean every London landlord will experience a two-month void. It refers to landlords who experienced a void of more than seven days.
The message is clear: even a strong London rental market does not remove void risk. A property can still remain empty because of pricing, condition, timing, tenant demand or delays between tenancies.
The Obvious Cost: Lost Rental Income
The first cost is the easiest to calculate.
If your property rents for £2,000 per month, a 16.6-day void could mean approximately £1,107 in lost rent, before any other costs are added.
A longer void becomes more serious:
- One week at £2,000 per month: approximately £462
- Two weeks: approximately £923
- One month: approximately £2,000
- Two months: approximately £4,000
A landlord may decide to hold out for a higher rent. However, an additional £50 per month does not compensate for several weeks of lost income.
For example, if waiting for an extra £50 per month creates a one-month void, it would take 40 months of higher rent to recover the lost £2,000. This is why realistic pricing and quick tenant placement are important parts of effective rental management in London.
The Hidden Costs That Continue During A Void
Mortgage Payments Do Not Stop
Your mortgage payment continues whether the property is occupied or empty.
This can create immediate cash-flow pressure, particularly if you have several properties or a mortgage linked to variable interest rates.
Even an interest-only mortgage can represent a substantial monthly commitment. A longer void may force you to use personal savings or income from another property to cover the payment.
Council Tax Becomes Your Responsibility
When a tenancy ends, responsibility for council tax usually returns to the property owner until a new tenant moves in.
Any discount depends on the relevant local authority. You should not assume that an empty property will automatically receive a full exemption.
A short void may create a manageable bill. A longer void adds another cost to every week without rental income.
Insurance Conditions May Change
Many landlord insurance policies include conditions for unoccupied properties. These may apply after a set number of days, often 30, 45 or 60 days.
Your insurer may require:
- Regular property inspections
- Low background heating during colder periods
- Water systems to remain operational or be drained
- Additional security measures
- An unoccupied-property policy or endorsement
Always check your policy and tell your insurer if a property is likely to remain empty. Standard landlord insurance may not provide the same level of cover during a prolonged void.
Utility Standing Charges Continue
Gas, electricity and water standing charges continue even when no tenant is using the property.
You may also need to keep a low level of heating during winter. This helps reduce the risk of frozen pipes, damp and condensation.
A small monthly utility charge may not appear significant on its own. Combined with mortgage payments, council tax and insurance, it adds to the cost of every empty day.
Wear And Tear Does Not Pause
An empty property can still deteriorate.
Gardens may become overgrown. Small leaks may go unnoticed. Unused bathrooms and drainage systems may develop problems. Poor ventilation can contribute to condensation and damp.
You may also need to complete work between tenancies, including:
- Cleaning
- Painting
- Carpet treatment
- Appliance repairs
- Plumbing work
- Garden maintenance
- Safety checks
- Inventory updates
Some work is necessary. However, the longer it takes, the longer the property remains without rent.
Re-Letting Costs Add Up
Finding a new tenant often involves more than placing an advert.
Potential costs include:
- Professional photography
- Online advertising
- Tenant referencing
- Right to Rent checks
- Inventory preparation
- Viewing appointments
- Tenancy administration
- End-of-tenancy cleaning
- Minor repairs and redecoration
You may also have to pay an agent’s tenant-find fee. If you manage the property yourself, you may avoid that fee but spend considerable time handling the process.
Your Time Has A Financial Value
A void period can take up many hours.
You may need to:
- Respond to enquiries
- Arrange viewings
- Travel to the property
- Meet contractors
- Review applications
- Check references
- Prepare documents
- Coordinate cleaning and repairs
- Deal with utility providers
- Monitor the property while it is empty
This is time that could be used elsewhere. It may also be difficult to manage if you live outside London, work full-time or own several properties.
A property management service can reduce this burden by handling the day-to-day work for you. RNS Homes manages tenant sourcing, maintenance and property management as part of a complete service for landlords.
Why Inner London Supply Matters
Rental supply in inner London postal areas fell by approximately 13% by September 2026. This indicates a tighter market, with fewer homes available for tenants to choose from.
Tighter supply can support demand for well-presented properties. However, it does not guarantee that every property will let immediately.
Tenants still compare:
- Price
- Location
- Condition
- Transport connections
- Furnishing
- Energy performance
- Property management standards
If your property is overpriced or needs work, it may still remain empty while similar homes let first.
The latest market reporting also shows that demand and supply can change quickly. You can review wider rental market information through sources such as MortgageSoup’s 2026 London rental market reporting and current landlord guidance from Simply Business.
How To Reduce The Risk Of A Void
You can reduce void risk through careful planning.
Start the re-letting process as soon as you receive notice. Review the local market before setting the rent. Keep the property in good condition. Respond promptly to maintenance issues. Prepare cleaning, inspections and safety checks before the outgoing tenant leaves where possible.
Tenant retention also matters. A reliable tenant who stays longer may be more valuable than a higher rent that creates repeated turnover and empty periods.
However, no landlord can eliminate every void. Tenants move. Properties need work. Market conditions change.
This is where a guaranteed rent scheme can provide greater income certainty.
Guaranteed Rent From RNS Homes
With the RNS Homes guaranteed rent service, you receive a fixed monthly income for up to five years, regardless of whether the property is occupied or experiencing a void.
Our service is designed to remove the main pressures associated with renting out a property.
You benefit from:
- Fixed monthly income
- No void periods affecting your agreed rent
- £0 management fees
- Tenant screening and placement
- Maintenance handled by our team
- Day-to-day property management
- Long-term agreements of up to five years
- Property condition guaranteed on return
- A professional service supporting landlords across London
The rent we agree is the rent you receive. There are no management fees deducted from your monthly income.
RNS Homes has managed more than 300 properties since 2020. We also work with local councils and public sector organisations to provide quality housing solutions across London.
This means your property can generate reliable income while supporting genuine housing demand.
Is Guaranteed Rent Right For Your Property?
Guaranteed rent may suit you if you want:
- Reliable income without waiting for a tenant to pay
- Protection from the financial impact of voids
- No tenant communication or repair coordination
- A long-term rental arrangement
- Clear and professional property management
- More time and less day-to-day responsibility
Our team will review your property, location and requirements before explaining the available options. We provide clear information so you can make a properly informed decision.
Get Started With A Free Property Valuation
A void period can cost far more than the rent you do not receive. Mortgage payments, council tax, insurance, utilities, maintenance, re-letting costs and your time all remain part of the calculation.
London properties may let faster than homes in other parts of England. But with an average vacancy cost of around £1,252, even a short gap can affect your annual return.
If you want to reduce uncertainty, request a free valuation from RNS Homes. Tell us about your property and your rental objectives. Our team will be in touch promptly with clear, practical guidance and no obligation.