The Small Refresh Checklist Every London Landlord Needs
Between tenancies, the gap is often short. A landlord or letting agent needs a property back to let-ready condition quickly, without overspending. A focused small refresh usually delivers more value than a full refurbishment, especially when the right jobs are done in the right order.
At coreMaint, we help landlords across Chelsea, Kensington, Greenwich, Knightsbridge, Mayfair and Belgravia carry out small refreshes that protect rental income, reduce void periods and keep tenants satisfied.
What Is a Small Refresh?
A small refresh is a targeted set of improvements carried out between tenants or guests. It is not a full renovation. It typically covers:
- Painting and decorating touch-ups
- Flooring and carpet replacement or cleaning
- Silicone replacement in kitchens and bathrooms
- Minor joinery repairs and snagging
- Deep cleaning, including appliances and windows
- Replacing worn fixtures, handles and fittings
Why Small Refreshes Matter
First impressions decide rental speed. A property that looks clean, fresh and well-maintained lets faster and often at a higher rent. It also reduces the frequency of mid-tenancy complaints and emergency callouts.
The Landlord Refresh Checklist
Walls, Ceilings and Woodwork
- Repaint scuffed walls and ceilings in high-traffic areas
- Touch up woodwork around doors, skirting and architraves
- Fill picture holes and repair minor cracks
- Use neutral, tenant-friendly colours to broaden appeal
Flooring and Carpets
- Replace carpets that are stained, worn or smell
- Consider engineered wood or luxury vinyl for durability
- Clean and polish hard floors where appropriate
- Replace damaged floorboards or loose tiles
Kitchens
- Replace worn silicone around sinks and worktops
- Touch up cabinet paint or replace damaged doors
- Clean ovens, extractors and appliances thoroughly
- Replace broken handles, taps or light fittings
Bathrooms
- Renew silicone around baths, showers, basins and toilets
- Regrout where tiles are stained or mildewed
- Repaint ceilings with anti-mould paint
- Replace damaged shower screens, seals or taps
Joinery and Snagging
- Repair doors that stick, handles that wobble or locks that fail
- Fix loose shelving, cupboards and wardrobes
- Replace broken tiles or cracked plaster
- Check and repair window catches, sash cords and draught seals
Cleaning
- Deep clean the whole property including carpets, windows and appliances
- Remove limescale, mould and grime from kitchens and bathrooms
- Clean light fittings, switches and sockets
- Freshen the property before viewings
Budgeting for a Small Refresh
As a general guide, set aside one to two months' rent per year for routine maintenance and small refreshes. This covers painting, flooring, cleaning and minor repairs without the need for major capital outlay.
A typical small refresh between tenancies might range from £1,500 to £5,000 depending on size, condition and location. Prime Central London properties often require higher-spec finishes to meet tenant expectations.
Short-Let and Airbnb Turnarounds
Short-let and Airbnb properties need the same refresh work as a between-tenancy void, only more often and to a tighter clock. Guests notice scuffed walls, stained carpets, tired paintwork and lingering smells straight away.
Key Refresh Tasks Between Stays
Same-Day Touch-Ups
- Spot paint scuffs and marks on walls and doors
- Touch up high-traffic areas such as hallways and staircases
- Replace broken light bulbs and batteries in remotes
- Tighten loose handles, hooks and fixtures
Flooring and Carpets
- Vacuum and steam clean carpets regularly
- Replace carpets that show permanent staining or wear
- Clean and polish hard floors
- Repair loose or damaged floorboards and tiles
Painting and Decorating
- Use durable, washable paint in high-traffic areas
- Choose neutral colours that appeal to a broad range of guests
- Keep touch-up paint on hand for quick repairs
- Plan a full redecoration every 2-3 years depending on occupancy
Deep Cleaning
- Clean kitchens, bathrooms, appliances and windows thoroughly
- Remove limescale, mould and soap residue
- Deodorise carpets, upholstery and curtains
- Empty bins, replace bin bags and check supplies
Maintenance Checks
- Test smoke and carbon monoxide alarms
- Check plumbing for leaks, drips or blockages
- Inspect heating, hot water and appliances
- Ensure locks, keys and access systems work smoothly
How Often Should You Refresh?
The frequency depends on occupancy and guest profile. A high-turnover Airbnb may need a full refresh every 12-18 months, while a long-term rental may need one only between tenancies. Weekly cleaning and monthly maintenance checks should catch most issues early.
Budgeting for Short-Let Refreshes
Set aside 10-15% of gross rental income for maintenance, cleaning and periodic refreshes. Investing in durable flooring, washable paint and quality fittings reduces long-term costs and keeps the property looking better for longer.
Small Refurbishments That Increase Rental Yield
Where the budget allows more than a refresh, a small, well-chosen refurbishment can increase rent, shorten voids and attract better tenants.
Which Improvements Have the Biggest Impact?
Painting and Decorating
A fresh, neutral paint scheme is one of the cheapest ways to transform a property. It makes rooms feel brighter, cleaner and larger. Stick to warm whites, soft greys and muted tones that appeal to a broad audience.
Kitchen Refresh
A full kitchen replacement is expensive, but small refreshes deliver strong returns:
- Replace cabinet doors or repaint existing units
- Update handles and worktops
- Replace the sink, tap and splashback
- Fit new appliances if the old ones are dated or unreliable
- Re-silicone around sinks and worktops
Bathroom Refresh
Bathrooms are high-impact spaces. Effective improvements include:
- Re-grouting and re-siliconing
- Replacing taps, showerheads and wastes
- Updating the mirror, lighting and accessories
- Repainting ceilings with anti-mould paint
- Replacing a dated suite only when necessary
Flooring and Carpets
Worn flooring makes a whole property feel tired. Replacing carpets, polishing wood floors or installing LVT in high-wear areas can dramatically improve first impressions.
Lighting
Good lighting changes how a property feels. Replace dated fittings, add dimmer switches, and ensure each room has layered lighting: ambient, task and accent.
Storage
Built-in storage is highly valued in London properties. Adding wardrobes, shelving or cupboard space can justify a higher rent and reduce clutter.
Setting a Realistic Budget
For a typical London rental, a focused refresh budget might be:
- £1,500 - £3,000: painting, cleaning, minor repairs and refresh touches
- £3,000 - £7,000: painting, flooring, kitchen and bathroom refresh
- £7,000 - £15,000: more extensive kitchen or bathroom updates, plus flooring and decorating
The right spend depends on the property's current rent, target market and location. In prime Central London, tenants expect higher-spec finishes.
Avoiding Over-Improvement
It is possible to spend too much. Match the quality of finishes to the property and the likely rental income. A luxury finish in a mid-market rental may not generate enough extra rent to justify the cost.
How coreMaint Helps Landlords
We provide a single refresh service for landlords and letting agents. One team handles painting, flooring, carpets, joinery, cleaning and minor repairs. We work to tight schedules and provide clear, itemised quotes so you know exactly what you are paying for.
A refresh we carried out: two-bedroom rental flat, Greenwich
Rather than describe a hypothetical job, here is one we handled as a single managed visit between tenancies.
The flat was a two-bedroom rental with a balcony. The landlord wanted it back on the market without booking four separate trades. In one visit we:
- painted and decorated throughout
- laid new flooring
- renewed the silicone where it had failed
- repaired the balcony decking
- carried out minor electrical works, including replacing light fittings
- finished with an end-of-tenancy clean
The order of work is what keeps a refresh like this tight: decorating and the outdoor decking repair come first, flooring goes down after the messy work, light fittings are swapped once painting is dry, and the deep clean is last so the flat is handed over ready to view. Splitting those trades across separate bookings is what usually turns a week's work into three.
Need a property refresh between tenancies? Get a free quote or call us on 020 3488 1913.
