5 ways to quickly fill empty rooms during slow season

Every landlord has experienced this: after graduation season or semester changes, several rooms suddenly become vacant. Income drops, fixed costs keep running, and the pressure to find new tenants quickly builds up.

An empty room isn’t just one month of lost income. Every month of vacancy means electricity, water, and maintenance costs that still need to be paid with no revenue coming in. For a property with 10 rooms, one room sitting empty for 3 months could mean losing $300-400—assuming $100-130 monthly rent.

In this article, you’ll learn 5 practical strategies to fill empty rooms faster—even during slow season. These strategies have proven effective for landlords managing rental properties across various markets.

Want an easier way to manage tenant data and track occupancy? Try Kamaru free—setup takes just 5 minutes.

Understanding slow seasons in rental housing

Before diving into strategies, it’s important to understand when slow seasons typically occur. Knowing these patterns helps you prepare well in advance.

Post-graduation period (June-July) is the most critical time for properties near universities. Graduating students leave their rooms, while incoming freshmen haven’t started looking for housing yet.

After semester breaks (January-February) can also be challenging. Some students don’t return after long holidays—whether due to transfers, taking time off, or other reasons.

Major holidays can cause temporary vacancies. Many tenants travel home for extended periods, and some decide not to return.

Year-end (December) usually sees a lull before the new academic or work year begins.

Now, let’s explore 5 strategies to tackle these slow periods.

1. Adjust your rental pricing strategically

During slow seasons, supply of rental rooms exceeds demand. This means prospective tenants have more options. If your price is the same as competitors but offers no added value, they’ll choose elsewhere.

But this doesn’t mean you should immediately slash prices. What you need is smart pricing strategy.

Research competitor pricing first

Before adjusting your rates, understand your market position. Survey 5-10 similar properties within 1 km of your location. Note the amenities they offer and compare with what you provide.

You can research by:

• Checking listings on rental platforms and marketplaces
• Visiting properties and asking directly as market research
• Asking your current tenants who surveyed other places before choosing yours

Offer temporary discounts, not permanent price drops

Temporary discounts create a sense of urgency without damaging your property’s long-term value. Examples you can try:

• “New semester promo: 15% off for the first 3 months”
• “July special: rent now, first month free”
• “Early bird discount: $20 off for registrations before August 1st”

Bundle deals that attract

Besides direct discounts, try offering bundles that provide extra value:

• Rent 6 months, pay for 5 — tenants get 1 month free, you get guaranteed occupancy for 6 months
• First month utilities included — worth $10-20 but feels significant to prospective tenants
• Free WiFi for the first 3 months — if you normally charge separately for internet

Payment flexibility

During slow seasons, many prospective tenants are just starting work or school. Their cash flow might not be stable yet. Consider offering:

• Monthly payments without requiring full deposit upfront
• Split deposit (50% at check-in, 50% next month)
• No admin fees or hidden charges

Example

Siti owns a women’s boarding house in a university town. During the slow post-graduation period in July, she offered a “New Student Promo: rent 3 months, get the first month free”.

The result? Within 2 weeks, 4 out of 6 empty rooms were filled by incoming students looking for housing for the next semester. They were attracted because the promo meant significant savings—enough to cover a month’s worth of expenses.

With Kamaru’s occupancy calendar, you can see patterns of when rooms typically become vacant. This data helps you prepare pricing strategies before slow season hits—not after rooms have been empty for weeks.

Important tips:

• Don’t immediately drop prices permanently—start with time-limited promos
• Make sure promotions are clearly documented in contracts to avoid miscommunication later
• Calculate your margins: a 10-15% discount is still better than months of vacancy

2. Boost your promotion on the right platforms

Having competitive pricing but no visibility? That won’t help. In the digital era, visibility is key. Prospective tenants search for rentals online, not by walking around neighborhoods.

Essential online platforms

Make sure your property is listed on relevant platforms:

• Local rental listing sites — whatever’s popular in your market
• Facebook Marketplace — free with wide reach
• General classifieds sites — still used by many rental seekers
• Specialized rental apps — depending on your region

Optimize your listings

A good listing isn’t just photos and a price. Here’s a checklist for attractive listings:

Quality photos (minimum 5):

• Bright photos with natural lighting (open curtains, turn on lights)
• Room shots from multiple angles
• Shared facilities (kitchen, bathroom, parking)
• Exterior/front view
• Close-ups of key amenities (AC, WiFi router, wardrobe)

Complete description:

• Room size in square meters/feet
• Amenities included in the price
• Available shared facilities
• House rules (cooking allowed, curfew, etc.)
• Distance to nearby landmarks (campus, station, mall)

Clear pricing information:

• Monthly rent
• Required deposit
• Additional costs (electricity, water, WiFi if separate)
• Current promotions

Leverage social media

Beyond listing platforms, use social media to reach prospective tenants:

• Instagram — post room photos in Stories, use local hashtags
• TikTok — room tour videos can go viral and reach many people
• WhatsApp/Telegram Groups — many student or worker community groups share rental info
• Facebook Groups — look for “Rentals in [City Name]” groups and post regularly

Referral programs from existing tenants

Satisfied tenants are your best salespeople. They know the property firsthand and their recommendations are more trusted.

Create a simple referral program:

• Tenants who successfully refer a friend get $10-20 off their rent
• Or a cash bonus after the new tenant completes their first month
• Inform all existing tenants about this program

Example

Ahmad manages a mixed-gender boarding house in a tourist area. He added a referral program: tenants who successfully bring in a friend get $15 off their rent.

Within a month, 3 empty rooms were filled through referrals—with zero advertising costs. Total “acquisition cost” was just $45 for 3 new tenants who will pay rent for at least 6-12 months.

Important tips:

• Update listing photos every 6 months—old photos give the impression of a neglected property
• Respond to prospective tenant inquiries within 1-2 hours—response speed significantly affects decisions
• Don’t spam community groups—post politely and follow group rules

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3. Improve facilities and room appearance

First impressions matter. When prospective tenants come to view, they make decisions within minutes. A clean, well-maintained room will beat a cheaper room that’s dirty and damaged.

Small investments with big impact

You don’t need major renovations. Some small improvements can drastically change prospective tenant perceptions:

Deep cleaning and repainting:

• Repaint walls that are faded or stained: $15-40 per room
• Scrub bathroom tiles until they shine
• Wash or replace faded curtains
• Clean windows and glass until clear

Fix broken items:

• Service AC units that haven’t been cleaned in a while: $10-15
• Replace dead or dim light bulbs
• Fix leaky or stuck faucets
• Install properly functioning door locks

Add small amenities:

• Clothes hangers or wall hooks: $5-10
• Small mirror: $10-20
• Shoe rack by the door: $5-15
• Small trash bin: $3-5

Stable WiFi is the top priority

Surveys across various platforms show that WiFi is the #1 amenity sought by modern tenants—especially students and remote workers.

If your WiFi is often slow or drops out, this can be a deal breaker. Consider:

• Upgrading your internet package for higher speeds
• Adding access points if your property is large
• Using a more reliable provider

Investment in stable WiFi can be partially passed on to rent prices, and tenants usually don’t mind paying more for reliable connectivity.

Example

Dewi’s boarding house experienced low occupancy—only 60% of 10 rooms were filled. After analyzing feedback from prospective tenants who viewed but didn’t rent, she found the main complaints: faded wall paint, weak AC, and slow WiFi.

She then invested in:

• Repainting 3 empty rooms: $80
• Servicing 5 AC units: $50
• Upgrading WiFi to 50 Mbps: additional $15/month

Total initial investment: $130

The result? Within 2 months, occupancy rose from 60% to 90%. With 3 additional rooms filled at $100/month each, ROI was achieved in the first month.

Quick wins checklist before tenant viewings

Use this checklist every time there’s a scheduled viewing:

• Clean and tidy the room being shown
• Turn on AC 15 minutes beforehand so the room is cool
• Make sure all lights work
• Wipe glass, mirrors, and dusty surfaces
• Clean the bathroom thoroughly—no odors
• Ensure WiFi works and demonstrate the speed
• Prepare business cards or brochures with complete info

Track all maintenance expenses in a digital system like Kamaru to easily calculate improvement ROI and track maintenance history for each room.

Important tips:

• Empty room doesn’t mean neglected room—keep it clean and ready to show anytime
• Ask for feedback from prospective tenants who don’t rent—their reasons are valuable insights
• Compare your room conditions with competitors—are you on par or falling behind?

4. Consider short-term or flexible rentals

Not all prospective tenants need 6-12 month contracts. There’s a market segment often overlooked: short-term renters.

Who is the short-term rental target market?

• Interns — internship periods are typically 3-6 months
• Project-based workers — engineers, consultants, or workers temporarily assigned to your city
• Exam takers — people traveling for professional licensing exams or government tests
• Job seekers — people who just moved and haven’t found permanent work yet
• Researchers or academics — those needing temporary housing for research

Flexible rental models to try

Monthly contracts with no minimum duration: Many people hesitate to commit to 6-12 months due to uncertainty. With monthly options, the barrier to entry is lower. Yes, turnover is higher, but rooms don’t stay empty long.

Weekly rentals during peak demand: During major exam periods or hiring seasons, demand for temporary housing spikes. This is a golden opportunity.

Trial periods: “Try for 1 week at $50. If you like it, continue with a monthly contract.” This eliminates prospective tenants’ fear of making the wrong choice.

Calculating short-term rental margins

Short-term rentals can be more profitable per day even if occupancy isn’t 100%. Let’s calculate:

Standard monthly rent:

• Price: $100/month
• Per day: $3.30

Weekly rent:

• Price: $35/week
• Per day: $5.00

50% higher margin for weekly rentals. Even if the room is only occupied 3 weeks per month, the revenue equals a full month’s standard rent.

Example

Budi manages a boarding house near a government exam center. During exam registration and testing periods, he offered an “Exam Package”: weekly rent at $35, including WiFi and AC.

Rooms that were usually hard to fill suddenly became popular. During the 1-month exam period, he got 12 weekly renters—total revenue of $420 from rooms that normally only generate $100/month.

What to consider for short-term rentals

• Higher effort — requires cleaning and room condition checks every turnover
• Clear rules required — check-in/out times, guest policies, facility usage
• Documentation — photo room conditions before and after each tenant
• Deposit still mandatory — even for weekly stays, request at least 1 week’s deposit

Important tips:

• Not all locations suit short-term rentals—analyze demand in your area
• Separate rooms for long-term and short-term if possible
• Short-term rentals need different marketing—focus on platforms like Airbnb or local community groups

5. Use data to anticipate vacancies

Strategies 1-4 are reactive approaches—done after rooms become empty. Strategy 5 is different: proactive. The goal is to prevent vacancies from happening, or at least prepare before they occur.

Track contracts that are ending

Simple question: Do you know when each tenant’s contract expires?

If you’re unsure, that’s a problem. Many landlords only realize a contract is ending when the tenant says they’re moving out. With proper tracking, you can:

• Contact tenants 1-2 months before contracts expire to discuss renewal
• If tenants aren’t renewing, you have time to find replacements
• Start marketing before the room actually becomes vacant

Identify vacancy patterns

After a few years of managing rentals, you should be able to see patterns:

• Do vacancies always occur in certain months?
• Are some rooms empty more often than others? (Maybe there’s an issue with that room)
• Are certain tenant types more loyal? (Graduate students are usually more stable than undergrads)

This data helps you allocate resources correctly—when to intensify marketing, when you can relax.

Start marketing early

Don’t wait until a room is empty to start advertising. If you know a tenant’s contract ends in July and they won’t renew, start marketing in May.

You can even accept bookings for rooms that will become available. Serious prospective tenants often look 1-2 months before they need to move.

Retention: cheaper to keep than to find new

Acquiring new tenants is expensive—time spent marketing, effort handling viewings, risk of rooms sitting empty for weeks. Retaining existing tenants is far more efficient.

Proven retention strategies:

• Renewal discounts: 5-10% off if they renew before their contract expires
• Quick response to maintenance: tenants whose requests are addressed quickly tend to be more loyal
• Build personal relationships: remember their names, ask how they’re doing occasionally, send birthday wishes
• Small upgrades for long-term tenants: “Since you’ve been here 2 years, we’ll upgrade your AC to a newer model”

Example

Hendra manages 3 rental properties with a total of 30 rooms. He used to scramble when rooms suddenly became vacant.

Now, with systematic tracking, he knows that 5 contracts will expire in July. Starting in May, he:

• Contacted all five tenants to discuss renewal
• 3 tenants decided to renew after being offered a 5% discount
• The 2 tenants not renewing had their rooms marketed since May
• By July, replacement tenants were ready to check in

Result? Zero vacancy days for all five rooms.

Kamaru’s occupancy calendar displays all contracts in a timeline view. You can clearly see which rooms have expiring contracts, when, and prepare strategies well in advance. This data is your weapon for anticipating slow seasons.

Important tips:

• Set phone calendar reminders for expiring contracts
• Document why tenants don’t renew—this is insight for improvement
• Don’t wait for tenants who say “I’ll think about it”—start finding replacements while waiting for their decision

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Ready to manage your rentals more efficiently? Try Kamaru free today. Setup takes just 5 minutes, and you can immediately see all properties, tenants, and occupancy schedules in one dashboard.

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Things to avoid during slow season

Under pressure to fill empty rooms, there are some traps you should avoid:

Do’s

• Stay responsive — even when inquiries are slow, every message should be answered quickly
• Keep empty rooms clean — ready to show anytime, not dusty and messy
• Be flexible in negotiations — listen to prospective tenant needs, find win-win solutions
• Document every new tenant thoroughly — ID verification, clear contracts, room condition photos

Don’ts

• Lower your tenant acceptance standards — desperation isn’t an excuse to ignore red flags
• Neglect maintenance — empty rooms still need upkeep; AC units left off too long can break down
• Accept tenants without verification — always request ID and verify identity
• Promise amenities you can’t deliver — over-promising leads to complaints and bad reviews

Important warning

Slow seasons are stressful, but don’t let that pressure lead you to accept problematic tenants.

One tenant who doesn’t pay rent for 3 months = $300-400 in losses. One tenant who damages property = repair costs in the hundreds. One tenant who causes problems with other residents = other tenants might move out.

An empty room for 2-3 months is still better than a problematic tenant who stays a year.

FAQ: Frequently asked questions

When should I start marketing to anticipate slow season?

Ideally 1-2 months before the typical vacancy period. If you know June-July is slow due to graduations, intensify marketing from April-May. Prospective tenants often look for rentals well before they actually need to move—incoming students usually start surveying even before acceptance announcements.

How much discount is reasonable to attract tenants during slow season?

10-20% discounts for limited periods are reasonable and don’t damage market rates. Avoid discounts over 25% as they can lower your property’s perceived value. Often more effective alternatives are value-adds: one month free, included amenities, or payment flexibility.

Is short-term (daily/weekly) rental worth it?

Depends on location and effort you can invest. For properties near universities, exam centers, or business districts with many project workers, short-term rentals can be very profitable—higher daily margins. But it requires more effort for cleaning, administration, and room condition checks every turnover. Calculate margin vs. effort before deciding.

How do I find out competitor pricing in my area?

Several approaches you can try:

• Online survey: check listings on rental platforms
• Direct visit: visit properties and ask about pricing as market research
• Ask your tenants: they definitely surveyed other places before choosing yours
• Network with other landlords: sometimes sharing information benefits everyone

Make sure to compare properties with similar amenities for an accurate picture.

Should I invest in major renovations during slow season?

Slow season is actually the best time for renovations since it doesn’t disturb tenants. But focus on improvements with clear ROI: repainting, AC service, WiFi upgrades, fixing leaky faucets. Avoid major renovations requiring long timelines and high costs without first analyzing market needs. Ask existing tenants what they’d like improved.

What if I’ve tried everything but rooms are still empty?

Time for fundamental re-evaluation:

• Is pricing right for the market? Maybe you’re overpriced for the amenities offered
• Is location actually strategic? If location isn’t great, you need to compensate with price or amenities
• Are online listings optimized? Poor photos or incomplete descriptions make prospective tenants scroll past
• Get direct feedback from prospective tenants who viewed but didn’t rent—their reasons are your most valuable insight

If all factors are optimized and it’s still slow, there may be a demand shift in your area that requires long-term strategic planning.

Conclusion

Empty rooms during slow season are a challenge nearly every landlord faces. But with the right strategies, vacancies can be minimized—even anticipated before they occur.

The five strategies we’ve covered:

1. Adjust rental pricing strategically — temporary discounts, bundle deals, payment flexibility
2. Boost promotion on the right platforms — optimized listings, social media, referral programs
3. Improve facilities and room appearance — small investments with big first-impression impact
4. Consider short-term or flexible rentals — there’s a market segment that doesn’t need long contracts
5. Use data to anticipate vacancies — proactive is always better than reactive

The key is being proactive, not reactive. Don’t wait until rooms are empty to take action—start preparing now.

Ready to manage your rentals more efficiently? Try Kamaru free today. With integrated occupancy calendar and tenant management, you can anticipate vacancies long before they happen. Setup takes just 5 minutes, no credit card required.

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