Start with the purpose of the property
Before looking at paint charts or tiles, it helps to be clear on what the property is for. Is this a long-term hold in a steady area? A stop on the way to sale in a few years? A home aimed at professionals, families or a broader market?
The clearer the purpose, the easier it is to decide whether you are refreshing, upgrading or simply making the home safe, clean and lettable at a sensible figure.
Not every property needs to be “show home ready”. It does need to feel cared for, consistent and honest.
Where refurbishment usually makes a real difference
Across the homes we see, a few areas consistently influence demand, rent levels and how tenants feel about the property day to day:
- Kitchens and bathrooms – not always full replacements, but tired, damaged or awkward layouts can hold good homes back.
- Flooring – mismatched, worn or heavily stained carpets can quietly drag the whole property down.
- Light and paintwork – neutral, well-finished walls and decent lighting can transform how a space feels without major building work.
- First impressions – entrances, stairwells and external approaches shape how everything else is read.
Upgrading in these areas, when they are clearly holding the property back, can shift both the quality of applications and the achievable rent band.
Where “good enough” really is enough
We also see properties where owners feel compelled to replace perfectly serviceable items simply because they are not new. In many cases, this is money that does not come back in rent or demand.
- Functional but dated kitchens in lower or mid-market bands can often be lifted with handles, lighting and decoration rather than full replacement.
- Sound, neutral bathrooms may not justify the disruption of a full refit if fittings are clean, safe and presentable.
- Decent internal doors and skirtings do not need changing simply because a newer style exists.
The question is not “Could this be nicer?”. It is “Will changing this change who applies and what they will pay?”.
Thinking in bands, not single numbers
Refurbishment decisions make more sense when you think in rent bands rather than single figures. If your property currently sits comfortably in one band, a light refresh might keep it there while attracting stronger applicants. A more substantial refurb might move it into the next band altogether – or it might not.
We look at local evidence: what comparable homes in each band actually look like, who is renting them and how quickly they are taken.
Timing: before a let, between lets or over time
Even when refurbishment is clearly needed, doing everything at once is not always the calmest approach. Some owners prefer a phased plan – addressing safety and obvious issues immediately, then scheduling larger changes between future tenancies once income is established.
The right approach depends on your cash position, risk appetite and how urgently the property needs to start earning again.
How Nectar advises on pre-let works
We do not publish a checklist of works, and we do not push every property towards the same finish. Instead, we walk the home, look at the local market, understand your plans and then outline where spend is likely to be genuinely useful – and where it is more about preference than return.
The aim is a property that feels quietly well looked after and priced in a way that reflects its condition, rather than a refurb for its own sake.