Renovation Regrets: The planning mistakes landlords should avoid

Summer is peak season for people moving house, and it’s also when many landlords take the opportunity to refresh a property between tenancies. But a recent homeowner survey by Tapi Carpets and Floors found that over half (56%) of people admit to making a renovation mistake when they first moved into a home, from mismeasuring rooms to chasing trends that didn’t suit the space. For landlords, these aren’t one-off mistakes; they’re decisions repeated across every property in a portfolio, and the cost of getting them wrong multiplies accordingly.

With void periods costing money every day a property sits empty, it’s worth taking a closer look at where these renovation regrets tend to come from, and how landlords can avoid repeating them.

Don't rush the refresh

It’s tempting to turn a property around as quickly as possible between tenancies, but rushing decisions during a refurbishment often costs more in the long run. Nearly half of younger homeowners in the survey wished they’d spent more time planning before committing to a purchase, a lesson that applies just as much to landlords working against a turnaround deadline. Taking time to plan the scope of works properly, even under time pressure, tends to make the whole project smoother and more cost-effective.

Measure first, order second

One in six people surveyed admitted to a measuring mistake that caused problems further down the line, from furniture that wouldn’t fit to costly reorders. For a landlord managing works remotely or through contractors, an inaccurate measurement can mean delayed flooring deliveries and an extended void period. Always measure the length, width and height of a room, and note the position of doors, windows and radiators, as these affect where flooring transitions, furniture and appliances can go. It’s also worth double-checking doorways and hallways to make sure larger items can actually be moved in and out between tenancies.

Choose flooring for tenant life, not just first impressions

Flooring is one of the choices landlords are most likely to regret getting wrong, and it needs to work harder in a rental than almost anywhere else. Durable, stain-resistant carpets can handle the wear and tear of tenant life while still looking presentable at every changeover. Family lets and pet-friendly properties tend to do best with hard-wearing twist carpets, while lower-footfall lets, such as single-occupancy flats, offer more flexibility for wool-blend or softer saxony options in bedrooms. Outside, low-maintenance solutions such as artificial grass can reduce the upkeep burden between tenancies, one less thing to manage from a distance.

Resist trends that won’t suit the next tenant

A fifth of homeowners in the survey regretted following a trend that didn’t suit their space, a risk that’s magnified for landlords choosing finishes on behalf of tenants they’ve never met. A neutral flooring foundation, such as a natural wool-blend loop carpet, soft greige-toned LVT or classic herringbone engineered wood, gives a property broad appeal and a longer shelf life between refurbishments. Neutral, well-chosen flooring quietly supports whatever a tenant brings to the space, rather than dating quickly or narrowing the pool of prospective renters.

Renovate in the right order

Nearly a quarter of homeowners in the survey bought furnishings or accessories before they’d planned the room properly, and the same trap catches out landlords who choose paint before flooring. Flooring is usually the largest surface in a room and far harder to change than a coat of paint, so it makes sense to settle on flooring first and let the rest of the scheme, from walls to fixtures, build around it. Getting the flooring right early also gives contractors a clear reference point for the rest of the refurbishment.

Plan for how tenants will actually live there

The best-presented property isn’t always the one that photographs well on listing day; it’s the one designed around how people actually live. That means thinking about storage before choosing a statement rug, working out where tenants will realistically put shoes, coats and bikes, and planning layouts around everyday use rather than a single photograph. Properties planned this way tend to need fewer changes between tenancies, not more.

It’s not too late to course-correct

For landlords managing an older property or one that’s already been let with the wrong flooring in place, it’s not too late to fix. Start by mapping out how each room in the property is really used, then build storage and layout decisions around that, leaving cosmetic finishing touches, such as colour or pattern, until last. Taking a more considered approach doesn’t just reduce regret; it protects the long-term value of the property and cuts down on the cost and disruption of getting it wrong twice.