In short
Refurbishment brings together repairs, replacement finishes and improvements when a rental property needs more than individual maintenance visits. Peachtree Maintenance coordinates void and between-tenancy projects for landlords, agents and property managers in London and across the UK. Work can include kitchens, bathrooms, decoration and flooring, with priorities agreed around condition, safety and future maintenance.
Approvals and letting standards in England
Some refurbishment work requires Building Regulations approval, including certain structural alterations, drainage changes and changes affecting fire safety. Planning permission, listed building consent or freeholder consent may also be relevant. Check the proposed scope with building control before work starts rather than assuming that an internal alteration is exempt.
Notifiable electrical work must follow Part P requirements, using an appropriate competent person route or building control process. Gas work must be undertaken by a Gas Safe registered engineer competent for that work. Keep the relevant completion documents, electrical certification and gas records with the property file.
A fresh finish does not establish that a home is safe or fit to let. HHSRS concerns hazards, including damp, excess cold and falls. The Decent Homes Standard has traditionally applied to social housing; check the private rented sector requirements and commencement arrangements applicable when letting. Neither framework replaces a property-specific assessment.
Set the scope before choosing finishes
Start with the defects that could damage new work: leaks, inadequate ventilation, unsafe installations or unstable substrates. Agree which items need investigation and which can be priced as defined work. Where opening up reveals hidden damage, the scope should be reviewed before additional work proceeds.
For a between-tenancy refurbishment, durable and replaceable components are often more useful than elaborate finishes. Consider access to isolation valves, cleaning around sanitary fittings and whether replacement flooring suits the room. Reusing serviceable units may be sensible, provided their condition and installation support that decision.
Plan a documented handover
A void programme needs access arrangements, material decisions and a sensible order of trades. Drying times and specialist inspections can affect sequencing, so avoid committing a new tenancy to an assumed completion date before the scope is understood. Occupied projects also need arrangements for safe routes and essential facilities.
Peachtree provides one point of contact for the agreed work. Photo evidence on every job helps record progress, while digital certificates and reports are supplied where relevant to the completed tasks. Monthly consolidated invoicing for agents supports portfolio administration without replacing the individual property records needed for handover.
How it works
- 01
Review the property
Discuss the letting plan, inspect accessible areas and identify defects, access constraints and items needing specialist investigation before agreeing priorities.
- 02
Agree the scope
Confirm specifications, exclusions, responsibility for approvals and the proposed sequence. Record decisions on retained fittings and how variations will be authorised.
- 03
Coordinate the work
Arrange the relevant trades and access, record progress with photographs and raise unexpected findings before covering up or extending the agreed work.
- 04
Check and hand over
Review completed items against the scope, record snagging and provide relevant digital documentation so the landlord can prepare the property for occupation.
Frequently asked questions
01What should a between-tenancy refurbishment include?
Start with safety, repair and fitness issues, then assess decoration, flooring, kitchen fittings and bathroom condition. The right scope depends on inspection findings, not a standard cosmetic package. Include final cleaning and the documents needed for your letting checks in the handover plan.
02Do I need building control approval for a rental refurbishment?
Not for every task, but structural work, certain drainage alterations and other controlled work may need approval. Electrical work has its own notification rules. Describe the proposed work to building control before starting and establish who will handle applications, inspections and completion records.
03Can refurbishment take place while tenants are living there?
Sometimes, depending on the work, access and whether essential facilities remain usable. Agree arrangements with the occupants and assess disruption, dust and safe routes. Extensive kitchen or bathroom replacement may need a different occupation plan rather than treating resident access as an afterthought.
04Should I replace the whole kitchen or repair it?
Check the carcasses, doors, worktops, fittings and layout separately. Local replacement may be appropriate where the underlying units remain sound. Widespread moisture damage, poor installation or unavailable components may make a broader replacement more practical. Compare the defined scopes rather than appearance alone.
05What happens if hidden defects are found?
The finding should be photographed and explained, including any immediate safety implications. Further investigation or a revised scope may be needed. Agree the proposed additional work before proceeding, except where immediate action is necessary to make the situation safe.
06Will a refurbishment make my property legally ready to let?
Refurbishment can address identified defects, but it is not a blanket compliance assessment. Separate checks may still be needed for gas, electrics, energy performance, licensing and fire precautions. Confirm which checks fall within the agreed scope and retain their supporting records.
Last reviewed 20 October 2026. General information, not legal advice.