Today’s market is about presentation, not perfection

Residents today are not expecting a brand-new kitchen or bathroom in every home.

In fact, unless these are 20+ years old or no longer functional, replacing them rarely delivers the best return.

What does matter is how a property feels the moment someone walks through the door:

• Is it clean and fresh?
• Does it feel cared for?
• Does it look like somewhere they can settle, not just pass through?

A well-presented property lets quickly, attracts better-quality applicants, and most importantly, reduces void periods.

With the average rent in our local area now around £1,290 per month, even a short void can cost far more than a sensible refurbishment programme.

Redecorating means proper redecorating

One of the biggest misconceptions we see is around redecorating. Touching up a wall here and there is not redecorating.

Patch painting almost always makes things worse. After a year or two, it looks tired, mismatched and frankly unprofessional. Residents notice, even if they don’t say it outright.

Another common mistake? Keeping old paint ‘just in case’. Paint goes off once opened. Colours change, finishes deteriorate, and the result is rarely what you expect. It’s useful to know what is on the walls, but trying to reuse old paint often leads to a substandard finish.

A full, professional redecoration using modern, neutral tones will:

• Brighten the space
• Make rooms feel larger
• Photograph better for marketing
• Create consistency throughout the property

And consistency is key. It signals that the home is managed properly.

What does it cost to redecorate a standard 3-bed home?

While costs will vary depending on condition and layout, as a general guide in today’s market:

• Full internal redecoration (walls, ceilings, woodwork): £3,500 – £5,000
• Including minor repairs and preparation: potentially a little more, but this is where quality shows

This is not about the cheapest quote. It’s about durability, finish, and reducing the need to revisit the same work in 12 months’ time.

The rental uplift vs the cost of a void

Owners often ask: “What rental uplift will I get?”

Sometimes the answer is an increase of £50–£100 per month. Sometimes the rent stays similar, but the property lets immediately instead of sitting empty.

Let’s be practical. One month’s void at £1,290 wipes out a large chunk of a refurbishment budget. Two months’ void costs more than many full redecorations.

Refurbishment isn’t always about pushing the rent higher. Often, it’s about:

• Letting faster
• Attracting longer-term residents
• Reducing churn
• Protecting your asset value

Those outcomes don’t always show up on a spreadsheet straight away, but they absolutely affect your long-term return.

Refurbishment Is Also Risk Management

A tired-looking property invites problems:

• More wear and tear
• More complaints
• Shorter tenancies
• Higher maintenance costs over time

A well-refurbished home sets expectations from day one. Residents treat well-presented homes with more respect – we see this consistently across the portfolios we manage.

It also supports compliance. When properties are refurbished properly, issues are identified early rather than being hidden behind patch repairs.

plan

Why a planned approach works better

The most successful owners we work with don’t refurbish reactively. They plan:

• Redecoration every few years
• Flooring replacement before it fails
• Kitchens and bathrooms refreshed when dated, not when broken
• This spreads cost, avoids panic decisions, and keeps the property competitive year after year
• Installation of Luxury Vinyl Tile (LVT) in the kitchen and bathroom
• New carpeting throughout the upper floor
• Modernised electrical fixtures (new sockets, switches, and lighting)

Case study

How the Maxine Lester team managed a full refurb on a listed building

The property was purchased in 2011 and the first redecoration had taken place back in 2016. The long-term tenant did not want any changes to take place whilst they were living there, so we knew a full refurbishment was going to be necessary upon vacation. The tenant gave notice in 2025 and we quickly got to work.

The property needed a new kitchen, bathroom, flooring and total redecoration. Therefore, once notice was received, we had 2 months to visit showrooms to select high-quality handles, worktops, and cabinetry to ensure a premium finish.

We present a comprehensive vision for the property to the owner, supported by detailed quotations and digital mood boards so they were able to make an informed decision.

This advance planning and approval meant we were able to start work on the day of checkout.

Once work started we did hit a few bumps in the road due to the age of the property. Once the kitchen was taken out we found several significant issues that required immediate attention:

• Sub-floor and wall reconstruction: severe mould and a long-term hidden leak under the bath necessitated a total ‘back-to-brick’ rebuild of both the kitchen and bathroom before replacement could take place.
• Roofing and external works: identified significant water ingress. As the property is Grade Listed, we managed the specialised process of obtaining permissions, erecting scaffolding, and completing a full re-roof.
• Windows: replaced two rotten kitchen windows.
• Once the property was watertight, we could get down to the basics.
• The front exterior was redecorated to provide a modern, refreshed curb appeal
• Restoration of original wooden flooring.

Works started on 1 May 2025 with original completion date of mid-June, however due to the issues found and the time it takes to obtain permissions required to rectify, we were looking at expected completion to be nearer November.

However, project was fully completed by mid-October with new tenants secured just 10 days later with an increased rental of £450 per month.

Why this is different with Maxine Lester

As specialist residential letting agents, refurbishment advice is not an add-on for us –it’s part of managing risk and performance for our owners. We see the direct impact of presentation on demand, rent achieved and resident quality every single day.

We don’t recommend work unless it makes sense. And we won’t suggest over-improving a property for its location or market. Our role is to balance cost, return, and long-term stability.

Final thought

If you wouldn’t accept peeling paint, mismatched walls and tired finishes in your own home, your rental property shouldn’t be any different.

Refurbishment is not an expense to fear – it’s an investment in income, continuity and peace of mind.

If you’re unsure what level of refurbishment your property really needs, speak to us.

We’ll give you clear, honest advice based on today’s market and your long-term goals – and help you protect the value of your investment properly.