Between-Tenancy Roof Maintenance Checklist

The Void Period — Your Maintenance Window

The gap between tenancies is your best opportunity to inspect, maintain and document the roof's condition. Work done during voids avoids tenant disruption, access coordination and Awaab's Law time pressure. It also creates a baseline condition record for the incoming tenancy.

The Between-Tenancy Checklist

External inspection: Check all visible tiles, ridges, flashings, gutters and fascias from ground and ladder level. Photograph the current condition from all four elevations. Note any changes from the previous inspection.

Loft inspection: Check for new water stains, condensation signs, ventilation adequacy, and insulation condition. This is easier with the property empty — no tenant possessions blocking loft access.

Gutter clear: Clean all gutters and flush downpipes. In Godalming's tree-heavy areas — particularly properties near Busbridge, Frith Hill and the Lammas Lands — this should be done regardless of the time of year.

Minor repairs: Fix any slipped tiles, re-seal any weeping gutter joints, replace any cracked ridge mortar. These £80–£200 jobs prevent the £800–£2,000 emergencies that disrupt new tenancies and trigger compliance scrutiny.

Documentation: Date-stamped photographs, written condition notes, and any repair invoices should be filed against the property. This creates the evidence trail that demonstrates proactive maintenance — invaluable if a tenant subsequently claims disrepair.

Our Landlord Void Service

We offer a packaged void-period inspection and maintenance visit: external survey, loft check, gutter clear, minor repairs, and a dated photographic report — all in a single visit. Cost: £200–£400 depending on property size. Call 01483 346 855 to schedule during your next void period.

The Full Void-Period Checklist

Week 1 — External survey: Inspect all visible roof surfaces from ground and ladder level. Check every elevation for slipped, cracked or missing tiles; displaced ridge tiles; lifted flashings; gutter overflow staining on walls; fascia paint failure or rot. Photograph every elevation with date stamps. Compare with previous void photographs.

Week 1 — Loft inspection: Check for new water stains on rafters and felt; condensation on the membrane underside; insulation displacement; ventilation adequacy; pest ingress signs. Photograph any issues.

Week 1 — Gutter clear: Clear all gutters and flush every downpipe regardless of season. In Godalming's tree-heavy areas — Busbridge, Frith Hill, Lammas Lands — blocked gutters during voids cause overflow damage to empty properties with no one to notice.

Week 2 — Repairs: Fix anything found. Void periods mean unrestricted access, no tenant coordination, and no Awaab's Law clock running. A £150 tile repair done now prevents the £800 emergency three months into the new tenancy.

Common Findings During Void Inspections

Based on our experience across Godalming rental stock: blocked gutters on 70%+ of tree-area inspections; minor tile displacement from storms on 30%; lead flashing deterioration around chimneys on 25% (especially Victorian and Edwardian multi-stack properties); fascia paint failure on 40% of softwood-fascia properties over 10 years old; and inadequate loft ventilation on 35% — often because soffit vents were blocked during previous insulation upgrades.

The Financial Case

A void-period inspection costs £250–£450. The average emergency roof repair during a tenancy costs £500–£1,200 including tenant disruption and Awaab's Law time pressure. The average disrepair claim cost without maintenance records is £3,000–£8,000 including legal fees. Proactive void-period maintenance is the cheapest option by 3–10x.

Our Void-Period Service

We offer a packaged service: external survey, loft inspection, gutter clear, minor repairs up to £200 included, and a dated photographic report. Cost: £250–£450 depending on property size. For landlords with multiple properties, we offer portfolio rates with scheduled visits coordinated around your typical void periods. Call 01483 346 855 to set up void-period maintenance.

Seasonal Timing for Void Maintenance

The ideal void-period maintenance window depends on the season. Spring voids (March to May): check for winter storm damage, clear spring blossom debris from gutters, inspect for frost damage to mortar and tiles. Summer voids (June to August): best time for major repairs — longest days, driest conditions, fastest mortar and GRP resin curing. Autumn voids (September to November): critical gutter clear before winter, check for summer growth including moss and lichen, inspect chimney flashings before thermal cycling season. Winter voids (December to February): limited external work possible, but loft inspection for condensation is most informative during cold weather when the problem is active.

What a Void Inspection Typically Finds in Godalming

Based on inspecting rental properties across the Godalming area during void periods, the most common findings are: blocked gutters found on over 70% of inspections in tree-heavy areas such as Busbridge and Frith Hill; minor tile displacement from winter storms on approximately 30% of inspections; lead flashing deterioration around chimneys on 25% of inspections, particularly on Victorian and Edwardian properties with multiple chimney stacks; fascia paint failure on 40% of properties with softwood fascias over 10 years old; and inadequate loft ventilation on 35% of inspections, often because soffit vents were blocked during previous insulation upgrades.

Documentation That Protects You

Every void-period visit generates: date-stamped photographs of all four roof elevations, close-up photographs of any issues found, written condition assessment with traffic-light grading, repair recommendations with estimated costs, gutter clearance confirmation, and comparison notes against the previous inspection. This documentation sits in the property file permanently and serves multiple purposes: compliance evidence under the Landlord and Tenant Act and Awaab Law, insurance support for any subsequent claims, condition trending to predict and budget for major works, and tenant dispute resolution. We retain copies for a minimum of 7 years and can provide duplicates at any time.

The Financial Case — Plain Numbers

A void-period inspection and gutter clear costs £250-£450. The average emergency roof repair during a tenancy, including tenant disruption, Awaab Law time pressure, and access coordination, costs £500-£1,200. The average cost of a disrepair claim where a landlord has no maintenance records is £3,000-£8,000 including legal costs and potential compensation. The maths is unambiguous: proactive void-period maintenance is the cheapest option by a factor of 3 to 10 times. Call 01483 346 855 to set up void-period maintenance for your Godalming rental properties.

Area-Specific Priorities in Godalming

Binscombe and Aaron Hill estates: Concrete tiles approaching 70 years old. Priority check: tile surface erosion, nail fixings, and batten condition. Many of these roofs are within 5 years of needing full replacement. A void-period survey identifies exactly where your property sits on that timeline, allowing you to plan and budget rather than react to an emergency.

Farncombe terraces: Victorian slate roofs with original iron nails potentially 120+ years old. Priority check: nail sickness (slates lifting from battens), lead flashing condition around chimney stacks, and valley lining integrity. Slate re-fixing costs £80-150 per slate; a full strip and re-lay once nail sickness is widespread costs £8,000-15,000.

Town centre converted flats: Mixed roof types, shared responsibilities, and access complications. Priority check: flat roof membranes on rear extensions, shared valley gutters, and communal gutter systems. Access may require coordination with other leaseholders or the freeholder.

Frith Hill and Busbridge: Period properties with Bargate stone chimneys. Priority check: lime mortar condition on chimneys (cement repointing causes irreversible damage to Bargate stone), clay tile delamination, and the heavy tree canopy that fills gutters year-round.

Building a Maintenance Calendar

Rather than treating each void as a standalone event, build a rolling maintenance calendar for each property. Record: the date of each inspection, the condition grade of each roof component, any repairs carried out, the next recommended inspection date, and anticipated major works with cost estimates. Over 3-5 years, this calendar builds into a condition-trending dataset that predicts future costs with reasonable accuracy. Properties on the 1950s estates will show a consistent downward trend in tile condition; Victorian properties will show stable tile condition but deteriorating flashings. These trends inform your capital planning and help you avoid the financial shock of an unplanned full re-roof.

We maintain these records for regular landlord clients and can present the data in a simple annual summary showing condition trends across your portfolio. This is particularly valuable for landlords with 5+ properties where individual property knowledge becomes harder to maintain. Call 01483 346 855 to set up your portfolio maintenance programme.

The Legal Protection Void Maintenance Provides

If a tenant brings a disrepair claim, your defence rests on evidence of reasonable maintenance. A landlord with dated void-period inspection reports, photographed condition records, gutter clearance confirmations, and repair invoices is in a fundamentally stronger position than a landlord with nothing. The tribunal or court will assess whether the landlord acted as a reasonable and responsible property owner. Documented void-period maintenance is the clearest possible evidence of reasonable conduct.

Conversely, a landlord with no maintenance records who has not inspected the roof between tenancies will struggle to argue that a roof defect appearing during a tenancy was sudden rather than the result of gradual neglect. The burden of proof in fitness cases sits with the landlord. Without evidence of maintenance, the presumption runs against you.

Summary — The Non-Negotiable Void-Period Actions

Every void period, without exception: photograph all four roof elevations with date stamps; inspect the loft for water stains, condensation and ventilation adequacy; clear all gutters and flush all downpipes; fix any slipped tiles, weeping gutter joints or cracked mortar; file the photographs and any repair invoices in the property compliance file. Total cost: £250-£450 for a professional service or 2-3 hours of your time if you are comfortable working at height with appropriate safety equipment.

The return on this investment is not theoretical — it is measurable in avoided emergency costs, avoided tenant disputes, avoided enforcement action, and sustained rental income from well-maintained properties that attract and retain good tenants. Read our companion guides on landlord legal obligations and damp and mould from roof defects for the full compliance framework. Call 01483 346 855 to book your next void-period inspection.

Between-Tenancy Roof Maintenance Checklist | Godalming