Landlord Refurbishment Services in London
Landlord refurbishment in London, run around your void rather than our diary.
All Well Property Services provides professional landlord refurbishment across South East London. I price every project individually after a free site visit, so you get a clear written quote with a week-by-week programme rather than a calculator estimate. All projects include a fixed-price contract, single project manager, and full Building Control sign-off. Call 020 3920 9617 for a free consultation.
What We Offer
Landlord refurbishment in London, run around your void rather than our diary. New kitchens and bathrooms, flooring, full redecoration and the electrical and gas certificates your agent will ask for, handed back ready to let.
- ✓Void-period turnarounds to a fixed date
- ✓Kitchen and bathroom replacement
- ✓Full redecoration in lettable finishes
- ✓EICR remedial work and rewiring (NICEIC)
- ✓Annual Gas Safety Record (Gas Safe)
- ✓Flooring throughout
- ✓Key holding and agent coordination
- ✓Certificates handed over at completion
How I price landlord refurbishment
I quote every job after a free site visit. The price covers materials, labour and a realistic programme, all fixed in writing before we start. No hidden costs, no mid-job surprises.
Book a free site visitWhat Affects the Cost?
- •How much of the kitchen and bathroom is being replaced
- •Whether the EICR has thrown up remedial work or a full rewire
- •Flooring specification across the whole property
- •Void length available before the next tenancy starts
- •Number of properties in the programme
Landlord refurbishment services in London
Landlord refurbishment is a different job from refurbishing someone's home, and the difference is not the building work. It is that an empty property costs you money every week, so the programme is built around your void rather than around our diary. We refurbish rental property across South East and South West London, and the whole job runs through one project manager, me, Richard Thomas-Pryce. We survey while the outgoing tenant is still in, price to your re-let date, and start the morning after the keys come back. Since 2020 we have worked across 25 London boroughs, and the landlord side of the business is concentrated in Lewisham, Catford, Bromley, Beckenham, Penge, Crystal Palace and Sydenham.
Priced against the void, not the diary
The number that matters to a landlord is not the quote, it is the quote plus the weeks of lost rent while the work runs. A cheaper contractor who takes ten weeks on a £1,600 a month flat has cost you more than a dearer one who takes five. We give you a fixed price and a fixed end date at the same time, and we build contingency into the programme rather than into the invoice.
What a landlord refurbishment includes
Most landlord refurbishments we take on sit between a repaint and a full renovation. Strip out and disposal, a replacement kitchen or bathroom or both, EICR remedial work, flooring throughout, full redecoration in a finish that survives tenants, and the certificates at the end. Where the property needs more than that, a knock through, a loft, damp treatment, it becomes a full property renovation and we price it as one.
Kitchens and bathrooms in rental property
The specification question on a let property is different from an owner-occupied one. You want the units and the sanitaryware to survive five years of tenants and be repairable in parts rather than replaceable in whole, which usually means rigid carcasses, standard-size doors you can source again, and a bath rather than a shower tray that cracks. We fit mid-range ranges with parts availability rather than the cheapest flat pack, because a kitchen you replace twice in ten years is not the cheap option.
Electrical work and the EICR
Since the 2020 electrical safety regulations, a let property in England needs a satisfactory EICR every five years. In practice the inspection is where landlord budgets get a surprise, because a property that has never been rewired often comes back with C1 or C2 codes that have to be remedied before it can be let. We run the inspection early in the programme rather than at the end, so if it turns into a rewire we do it while the floors are already up and the walls are already open. A rewire done during a refurbishment adds days. The same rewire as a standalone job in a finished flat means lifting floors twice.
Flooring and decoration that survive a tenancy
Lettable decoration is not the same as nice decoration. Durable matt emulsion on walls in a neutral that photographs well for the listing, eggshell on woodwork because it wipes, and a hard floor through the traffic areas rather than carpet that dates the moment it is fitted. We keep a record of the exact colours and products used on your property, so the next turnaround is a touch-up rather than a full repaint.
Refurbishing between tenancies
The void is the constraint that shapes everything else. A landlord refurbishment done properly is one mobilisation, not three: the kitchen fitter, the electrician, the tiler and the decorator sequenced so nobody is waiting on anybody, materials ordered before the tenant leaves rather than after, and a single programme with a date on it. Where we run several properties for the same landlord we plan them as a rolling programme so the trades move between properties rather than standing idle.
Portfolio and multiple properties
If you have more than one property turning over in a year, the work is worth planning together. We hold the specification across the portfolio, so the same kitchen units, the same paint colours and the same flooring go into each one. That makes future repairs cheaper because the parts are interchangeable, and it makes each turnaround faster because nobody is re-specifying from scratch. It also means we can quote a portfolio programme rather than pricing each property cold.
HMOs and licensed property
Refurbishing an HMO brings requirements a single let does not: fire doors with the correct rating and closers, interlinked detection, protected escape routes and minimum room sizes under the licence. Where the property is licensed we work to the council's schedule of conditions and coordinate with the licensing officer, because a refurbishment that ignores the licence conditions is one you pay for twice.
A landlord refurbishment company that does the work itself
Search for a landlord refurbishment service and most of page one is letting agents, property managers and one-stop portals. They are good at what they do, but they are not the people holding the tools. They win your enquiry and then place the work with a contractor, and the margin between what you pay and what the builder is paid is the price of that convenience. All Well Property Services Ltd is the builder. Company number 12721034, NICEIC approved, FENSA registered, Gas Safe registered and CHAS accredited, with Public Liability insurance to £5 million and 58 verified Google reviews averaging 4.6 out of 5 stars. You deal with the person who prices the job and runs the site.
What to check before you instruct anyone
Whoever you end up using, ask three questions. Are they the contractor or are they placing the work with someone else? Can they produce the insurance certificate with dates and cover level on it, not a logo on a website? And who is the named person who will be on site on Monday morning? A landlord instructing remotely is exposed in a way an owner-occupier standing in the hallway is not, so the answers matter more.
Compliance and the certificate pack
A let property carries obligations that an owner-occupied one does not, and a refurbishment is the cheapest moment to deal with all of them at once because the trades are already there. We complete the work and hand over the pack at the end: EICR with remedials signed off, Gas Safety Record where there is gas, Building Control sign-off on notifiable work, FENSA certificates on any replacement glazing, and confirmation that smoke and carbon monoxide alarms meet the current requirement. Under MEES the property also needs to reach at least EPC band E to be let, and where a refurbishment is happening anyway, insulation and heating upgrades are far cheaper done inside the programme than retrofitted later.
Why the certificates arrive with the keys
The common failure on a landlord refurbishment is that the building work finishes and the paperwork does not, so the property sits empty for another fortnight while somebody chases an electrician for a certificate. We treat the pack as part of completion rather than as an afterthought. If a certificate is outstanding the job is not finished, and we do not ask for the final payment until it is.
Free tools for planning your project
No email required. Get instant estimates and planning answers before you book a consultation.
Best Month
See historic rainfall and temperature for your postcode every month, plus the best window for external work. Live data from the Open-Meteo archive (Met Office and ECMWF).
Listed Check
Check whether your property is a listed building or sits inside a conservation area, and what that means for renovation work. Live data from Planning.data.gov.uk and Historic England.
Planning Risk
Traffic-light check of every planning restriction at your postcode: listed buildings, conservation areas, Article 4 directions, Tree Preservation Orders, flood zones. Live data from Planning.data.gov.uk.
EPC Upgrade
Find your home's current EPC rating and see what it would cost to upgrade to a B. Uses live data from the EPC Open Data register.
Recent Landlord Refurbishment Projects
Landlord Refurbishment across South East London
What Our Customers Say
“So happy with the work done by Les and Richard!! We bought a house that needed new paint, cracks filled, a new bathroom fan and some mold removal and they did it all. The quality of the work is phenomenal; it looks like a brand new house. We’ll definitely be hiring them for our future projects!”
Brenna Bodine
4 months ago
“So happy with Joel’s work in refurbishing my flat. There was no job too big or small for him and all done to a high standard. I won’t hesitate to use him again!”
Callum Stone
5 months ago
“Joel is 100% reliable, patient, skillful and easy to have around. He repainted my hall, landing and stairs over two floors and made good a disastrous previous plastering problem. I am thrilled with the result and recommend him extremely highly!”
Mel Carter
9 months ago
Accredited & Certified
Frequently Asked Questions
- What does a landlord refurbishment cost?
- A void turnaround on a 1-bed flat, meaning full redecoration, flooring, minor repairs and the compliance certificates, starts from around £6,000. A 2-bed flat where a kitchen or bathroom is being replaced starts from around £12,000. A 3-bed house with both replaced and any rewiring the EICR has flagged starts from around £25,000. The figure moves most on two things: how much of the kitchen and bathroom you are actually replacing rather than refreshing, and whether the electrical inspection has thrown up remedial work. We price the job after a site visit and the price is fixed in writing before we start, so you can put a real number in your yield calculation rather than a provisional sum that grows.
- How long does a refurbishment between tenancies take?
- A decoration and flooring turnaround runs two to three weeks. Add a new bathroom and it is four to five. A full 3-bed refurbishment with kitchen, bathroom and rewiring runs six to eight weeks. The programme is built backwards from your re-let date rather than forwards from ours. Tell us the day you need the keys and we will tell you at the site visit whether it is achievable, and say so plainly if it is not. Where the void is genuinely tight we can sequence the work so the property is lettable at a defined point and finish secondary items afterwards, though that only works on some jobs and we will be straight with you about which.
- Can you work while the property is still tenanted?
- For most refurbishment work, no, and I would advise against trying. Once the kitchen or bathroom is out, or the electrics are being worked on, the property is not reasonably habitable and you have obligations to the sitting tenant. What we can do while a tenant is in place is the survey and the pricing, so the programme starts the morning after they hand the keys back rather than three weeks later once someone has finally been out to quote. Individual repairs and maintenance in an occupied property are a different job, and we handle those too. For a full refurbishment, the void is the window.
- Do you work with letting agents and managing agents?
- Yes, and a good share of our landlord work comes through agents or through owners who live abroad. We hold keys, deal with the agent directly on access and check-in dates, and send photo updates weekly so nobody has to attend site to find out where things are. For leasehold flats we handle the freeholder consent and any Section 20 notice implications with the managing agent as part of the job. If you are running the property yourself from another country, we batch decisions into one scheduled call rather than messaging you every time a choice comes up.
- What certificates do I get at the end?
- Everything the property needs to be let legally and everything your agent will ask for. That means an EICR with any remedial work completed and signed off by our own NICEIC electrician, an annual Gas Safety Record from a Gas Safe registered engineer where there is gas, and Building Control sign-off on any notifiable work. Smoke alarms on every storey and a carbon monoxide alarm in any room with a fixed combustion appliance are fitted and tested as standard, because that has been a legal requirement since the 2022 amendment and it is the thing most often missed on a turnaround. If we have replaced windows you get the FENSA certificate. The pack is handed over at completion rather than chased afterwards.
- Is it worth refurbishing before re-letting, or just repainting?
- It depends on what the property is losing you, and I will give you an honest answer at the survey rather than quoting for the bigger job automatically. If the kitchen and bathroom are sound and the property is simply tired, a repaint and new flooring is the right call and that is our end of tenancy work, not this. Refurbishment earns its money when the property is sitting empty longer than comparable stock, when it is letting below the local rate, or when the kitchen and bathroom are old enough that they are costing you the quality of tenant you want. A property that lets two weeks faster and £150 a month higher pays back a £12,000 refurbishment inside a few years. If the numbers do not work on your property, I will tell you.
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