What decoration gives the best return between tenancies?

A neutral repaint of hallway, living room and any marked bedroom, plus fresh silicone in the kitchen and bathroom. They change how the property photographs more than anything else.

What order should void work be done in?

Services and structural repairs, then decoration, then flooring, then the deep clean and photographs.

Void property clearance

Void decoration and repairs

A short list of jobs that change how the property shows

The short answer

The void is the only time work can be done without access negotiations, so it should carry the whole repair list: filling and repainting in a neutral finish, easing sticking doors and windows, replacing damaged sockets and switch plates, resealing kitchen and bathroom silicone, and fixing anything reported during the last tenancy. Order matters — building work, then decoration, then flooring, then cleaning.

What the work involves

A defect walk-through against the check-out report, a scheduled sequence of trades, and a final snag list before photographs.

Rules and responsibilities in Scotland

Anything structural, or affecting fire safety, drainage or electrics, has to meet building standards and may need a warrant. Alterations in listed or conservation-area property may need consent even between tenancies.

What commonly goes wrong

Painting before the plumber has been, and doing cosmetic work while leaving the reported damp or the loose handrail untouched.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

Bundling several small jobs into one trade visit costs much less than separate call-outs.
Neutral trade-grade emulsion is cheaper to touch up at the next changeover.
Every extra void day has a rent cost, which is usually the largest number in the calculation.

What to do, in order

1List every defect from the check-out report and the last tenancy's repair log.
2Sequence the trades: structural and services first, decoration next, flooring, then clean.
3Use a consistent paint specification across the portfolio.
4Snag the finished work before booking photographs.
5Record what was done, with dates, for the inventory.

Local detail for the Lothians

Edinburgh tenement flats often have high ceilings and cornices, so decoration takes longer and needs access equipment.
Sash and case windows benefit from overhaul during a void rather than repeated adjustment during a tenancy.
Trades in the city are heavily booked around the summer student changeover, so plan the sequence weeks ahead.

When you need a professional

A general contractor can co-ordinate several trades; use registered electricians and Gas Safe engineers for anything on those systems.

Common questions

What decoration gives the best return between tenancies?: A neutral repaint of hallway, living room and any marked bedroom, plus fresh silicone in the kitchen and bathroom. They change how the property photographs more than anything else.
What order should void work be done in?: Services and structural repairs, then decoration, then flooring, then the deep clean and photographs.

Lothian Property is a property information and professional-introduction service operated by Maybury Scotland Limited. Lothian Property is not an estate agency. Where requested, we may connect homeowners with independent estate agents and other property professionals. How we work.

Void deep clean
The clean that gets a property back to letting or marketing standard, room by room.
Carpet and flooring renewal
When to clean, when to replace, and what flooring survives a rental cycle.
Void timeline and budget
Planning the turnaround so the property is not empty longer, or more expensively, than it needs to be.

Last reviewed 4 September 2026.