DH Painter & Decorator provides between-tenancy and end-of-tenancy decorating for landlords, housing providers and letting agents in Thorplands, NN3, about 3.3 miles north-east of Northampton town centre. Rented homes make up a large share of the estate, so we plan void repaints to keep each property off the market for as short a time as possible.
How much of Thorplands is rented
Property-profile data shows how central renting is to the estate. On some courts social housing is the largest group, while on others private lets make up about a third of homes:
| Street | Rented homes recorded |
|---|---|
| Great Holme Court | About 56 of 90 homes in social housing |
| Waterpump Court | 46 of 85 in social housing |
| Midfield Court | 19 of 44 in social housing |
| Holmecross Road | About a third privately rented |
| Pindar Rise | 3 of 10 privately rented |
Most of these homes were built around 1971, as mid- and end-terrace houses or flats in low-rise blocks. When a tenancy ends, the questions for the landlord or letting agent are usually the same: how quickly can the property be re-let, and will the finish survive the next tenancy?
Planning a void repaint on the courts
We aim to fit the work into the gap between the check-out inspection and the next check-in. On a typical Thorplands void that means:
- Viewing the property from the check-out report, so the quote covers the marks and damage already recorded.
- Filling picture-hook holes and dents, and sealing stains such as water or nicotine marks so they do not bleed through.
- Repainting walls and ceilings in the property’s standard colour, then woodwork. The 1970s softwood skirtings and door linings usually take the most wear.
- Leaving clean, dry rooms ready for photographs and the check-in inventory.
Kitchens and bathrooms in these compact homes usually need a moisture-resistant finish on the ceilings, where condensation shows first. Not every room needs full coats every time. We tell you which rooms need a full repaint, which can be touched in and which can be left, so the work covers only what the property needs.
One palette across a portfolio
Landlords with more than one property on the estate, and housing providers with whole blocks, benefit from sticking to one colour and one product per surface. Mid-tenancy marks can then be touched in without repainting a whole wall, and the next void is quicker because nothing needs colour-matching. We keep a record of the colours and products used at each address, and there are no heritage controls in Thorplands to restrict the choice. Communal halls and stairwells in the flat blocks are usually the housing provider’s responsibility and are often decorated on a separate schedule; we can quote for those alongside the flats.
Access, keys and HMOs
Parking on the courts is in shared bays and small car parks, and many front doors are reached by footpath, so we plan where to park, how far to carry materials and how to protect shared paths. With an empty property, we can collect keys from the letting agent and return them at the end of the job, giving you a short update and photographs.
If you are thinking of converting a family house here into a small house in multiple occupation, note that West Northamptonshire Council’s Article 4 direction covers the whole of the former Northampton borough, including Thorplands. That change of use needs planning permission, so it is worth settling before arranging redecoration.
Thorplands is about 3.3 miles from our Northampton base. The main landlord and letting agent decorating page explains how we work with agents, the Thorplands area page covers the estate as a whole, and the cost guide sets out what drives the price of a void repaint.
Last updated by Dean, DH Painter & Decorator.
