Exterior cleaning between tenancies: a landlord's checklist

A void week is the only time the outside of a rental is easy to work on. Nobody is parked on the drive, nobody minds the noise, and the photos you take afterwards are the ones that let the property next time.

What is worth doing between tenancies

• Gutters, from £85. The cheapest way to avoid a damp call-out in February, and blocked gutters are what turn a stained wall into a repair.
• The drive from £3.50/m² and the patio from £4/m². Moss on a path is a slip risk you own, not one the tenant created.
• Render from £6/m², if the walls have gone green on the shaded side.
• Roof moss from £11/m², but only if it is actually shedding into the gutters. It is the biggest spend on this list and rarely urgent.

What is not worth doing

Anything mid-tenancy that needs the tenant to move cars, unlock gates or stay indoors. It gets rearranged twice and done badly once. And do not clean a patio the week before a tenant moves in with a dog and two children. Do it because the surface needs it, not because the calendar says so.

Fair wear and tear

A drive that has greened up over three years is weathering, not damage, and it is not a deposit matter. Treat exterior cleaning as maintenance on your asset. It is also deductible against rental income as a repair, which your accountant will confirm faster than any article can.

Getting it done without being there

James needs an outside tap or a water source, somewhere to park close to the work, and access to the rear if the job includes it. Tell him about key safes, gate codes and neighbours who share a drive when you send the photos, not on the day. Most jobs at empty properties happen without anybody attending.

Paperwork

You get a written quote before the work and an invoice after it, with the address on it, which is what your accountant or your agent wants to see. If you run several properties, send them together and James will quote them as one visit where the geography allows.