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Costs & tax

Void Period Cost Calculator

The true cost of an empty property — lost rent plus the bills that keep running.

Lost rent

£1,013

Council tax & utilities

£170

Re-letting fee

£400

Total void cost

£1,583

Mortgage still payable

£598

Funded from your own pocket during the void.

Equivalent weeks of rent

6.3 weeks

What this calculator tells you

An empty property costs far more than the rent you did not collect. Council tax reverts to you once the tenancy ends, standing charges continue, the mortgage does not pause, and re-letting usually carries a fee. Landlords routinely under-estimate voids by half because they count only the missing rent.

How it works

  1. 1Convert the void length into months (weeks ÷ 4.345).
  2. 2Lost rent = monthly rent ÷ 4.345 × weeks empty.
  3. 3Add council tax and utility standing charges for the period — most councils give at most a short exemption on empty homes, and many give none.
  4. 4Add the re-letting or marketing fee.
  5. 5The mortgage is shown separately because it is a cost you were paying anyway, but during a void it comes from your own funds.

Worked example

Four weeks empty on a £1,100 property

  • Lost rent: £1,100 ÷ 4.345 × 4 = £1,012.66.
  • Council tax and utilities for 0.92 months: £170.
  • Re-letting fee: £400.
  • Total: £1,582.

A single four-week void costs about six weeks of rent — which is why keeping a good tenant with a modest rent rise usually beats chasing the top of the market.

Frequently asked questions

Who pays council tax when a rental is empty?

The landlord, as the person entitled to possession. Some councils allow a short exemption or discount for an unoccupied and unfurnished property, but many have removed it, and long-term empty homes can attract a premium of up to 100% or more.

How can I reduce void periods?

Start remarketing as soon as notice is given, keep the property in a lettable condition rather than deferring works to the changeover, price realistically against current listings, and treat good tenants as worth keeping.

Related content

These calculators give general estimates for UK private landlords and letting agents, not legal, tax or financial advice. Figures depend on your circumstances and on the rules in your part of the UK — check the detail or take advice before acting.