Voided property turnaround: what registered providers should actually expect
Average voids in the West Midlands sit at 28 days. Ours run at 6.2. The difference isn't speed — it's choreography. Here's how.
Average void turnaround for registered providers across the West Midlands sat at 28 days in 2025 (HouseMark benchmarking). The current sector aspiration is 14 days. Our average across two RP contracts in 2026 is 6.2 days. The difference isn't raw speed — every contractor uses the same trades. The difference is what happens before the keys are handed over. Property Edge has been delivering void packages across Birmingham and the wider Midlands since 2022.
The seven days that decide everything
The seven days before key-handover are where most voids are won or lost. We work alongside the housing officer to schedule the pre-void survey at the same visit as the tenancy termination inspection. By the time the keys land with us, the schedule of works is signed off, materials are ordered, and the trades are diaried — plumbing, decoration, flooring, and any general repairs the property needs.
Day-by-day, a typical 2-bed void
- Day 0: Keys collected. First-fix team in by 09:00 — clearance, kitchen and bathroom strip-out where required, decoration prep.
- Day 1–2: Second fix. Plumbing checks (gas-safe partner where applicable), water leak test, lights and sockets check.
- Day 3: Decoration. Two coats throughout to RAL letting spec, ceilings refreshed.
- Day 4: Flooring. Carpet lifted and replaced or hard floor refreshed to spec.
- Day 5: Final clean (professional grade), garden tidy, exterior make-good.
- Day 6: Sign-off inspection with the housing officer; keys returned, EPC and gas safety where due.
- Day 7: Property available for re-let.
M3NHF SOR billing — done properly
We deliver against M3NHF Schedule of Rates v7.2 for two registered providers in the West Midlands. Each item is photo-evidenced, batch-uploaded weekly with a single consolidated invoice, and matched against the SOR codebook before submission. Disputed items run at well under 1% on our average month — most RPs report 5–8%. Worth a conversation with our voids team if your dispute rate is currently higher than you'd like.
Where we work
Active void contracts across Birmingham, Wolverhampton, Sandwell, Coventry and Walsall. Capacity to take on new RP contracts of up to 60 voids/year additional from Q3 2026 — talk to us if you're tendering.