This indicator measures the average time (in calendar days) to re-let vacant properties during the period benchmarked. It is calculated by dividing the total number of days re-let properties were vacant in the period, by the number of applicable lettings in the period.The number of days vacant of a standard re-let is the number of days between the tenancy end date and the tenancy start date. Note that the day the property goes vacant does not count as one day. Hence if a tenancy ends on a Sunday and is let the following day, this counts as a 0 day re-let time. Negative re-let times cannot exist.Note that certain types of lettings are excluded from this indicator, in particular; first / new lets; mutual exchanges; successions; and other lettings excluded as per the COntinuous REcording guidance. Re-lets that have previously undergone major works are also EXCLUDED from this calculation. Only include a void time in this calculation once it has been finally let. Once a void has been let, its void days are included in the PI for the year of letting, regardless of when the void days started to accrue. Voids held for decant should be excluded from this indicator (both numerator and denominator).The ‘Average Re-let time indicators’ (36 series) are about capturing ‘standard’ re-lets in order to tell us something about how efficient the routine void process is. The definition therefore seeks to exclude voids that may be regarded as non-standard. So successions and mutual exchanges are not counted at all as the new tenant is effectively stepping into the previous person’s shoes (with no gap). Neither are new lets and voids that have been subject to major works counted because in most cases you would be effectively just measuring the lettings stage of the process for a high quality home.So it all comes down to what constitutes ‘major works’. The definition was refined in the noughties and is quite comprehensive (it includes an impressive list), although there will always be some room for argument! A key test is whether the works could be reasonably carried out with the person in occupation. In other words, it is the kind of work you might decant the tenant for. Other relevant pointers include ‘works necessary for the property to remain habitable’ and any works that ‘significantly improve the dwellings’.The definition of what constitutes Major Works is included here for clarity, and can be found in more detail in the COntinuous REcording (CORE) Lettings Manual. Major repairs are works which could not reasonably be carried out with a tenant in occupation, and which need to be carried out in a property while it is vacant. They involve remedial works that are necessary for the property to remain habitable; they would include structural repairs, site works and service installations. If a tenant has been permanently decanted in order for works to be carried out, then these are major repairs for the purposes of CORE.Major repair works include:

• Structural repairs – these are works that are essential to maintain stability and weather resistance in the main structural elements of a dwelling, i.e. floors, walls and roofs. Major works to these elements will involve replacement or substantial reconstruction of the component or element.
• Site works – this is work to the area around, and specific to, the dwellings involved and is essential to the safety, security and protection of tenants (e.g. Asbestos removal, or the replacement or substantial reconstruction of unstable boundary walls, footpaths etc.)
• Services installations – this is work to building services, where deterioration is such that the basic amenities in a dwelling could be seriously impaired. For example: renewal of installations such as gas, electricity and water supplies; heating and ventilation; and lifts.
• Consequential and other works – these are works required as a consequence of major repairs such as reinstatement or making good finishes and fittings.
• Any works that significantly improve the dwellings should be classified as major repairs.

For the purposes of calculating this PI, please also exclude the period:

• During which the void is squatted (count from when property is repossessed)
• When a property is due to be handed over to the police, and when it is in use by the police. The void period after the dwelling is handed back should be counted provided the dwelling is not subject to major works
• Where the Home Office takes over a property to use for asylum seekers regardless of whether it is occupied or not.