House prices remain above pandemic peak levels

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Property118

House prices remain above pandemic peak levels

Average house prices remain above their pandemic peak six years on from the first Covid lockdown, an analysis of national and regional data reveals.

Figures from Yopa show values rose by 26.5% during the pandemic followed by a period of cooling before prices moved back towards previous highs in early 2025.

The average house price now sits at £270,259, which is 1.7% higher than the earlier peak of £265,727 recorded in September 2022.

Across the home nations, each is currently above its pandemic benchmark with England 0.6% higher and Wales stands 3.5% above.

Scotland is 5.0% higher, while Northern Ireland is 17.8% above its previous peak.

House prices have stabilised

Yopa’s chief executive, Verona Frankish, said: “There’s been a lot of doom and gloom surrounding the property market of late, however, it wasn’t that long ago that the headlines were focused on the pandemic property market boom and just how quickly house prices were climbing, fuelled by the stamp duty holiday.

“We did see house prices cool as this stamp duty incentive was gradually phased out, but what’s notable is that prices across the majority of the UK have since stabilised and, in many cases, crept back above the levels seen at the height of the boom.”

She added: “That really puts the current market into perspective as, whilst market sentiment may not be as buoyant as it was during the pandemic, many homeowners are still sitting on values that exceed even the unprecedented surge seen during Covid.”

Regional prices up

Within England, most regions also remain above the levels reached during the pandemic boom.

The East Midlands, North East, North West, West Midlands, and Yorkshire and the Humber have all recorded higher prices.

Elsewhere, four regions continue to sit below their previous highs including the East of England which is down 2% and London is down 4.8%.

The South East is down 3.3%, and the South West has dropped 4.2%.

At local authority level, 233 (65%) of the 360 areas analysed are above their pandemic peak.

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Sadiq Khan unveils cash for London’s tenants to tackle landlords

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Sadiq Khan unveils cash for London’s tenants to tackle landlords

A £400,000 fund will help London’s renters challenge landlords and understand their rights when the Renters’ Rights Act takes effect on 1 May.

The cash will back advice services, renter groups and training for borough officers who pursue criminal landlords.

The mayor, Sadiq Khan, launched the enforcement fund with a call for rent cap powers to be devolved.

Also, new YouGov polling commissioned by the Greater London Authority has found three-quarters of Londoners would back such rent rise limits.

Ensure rules are met

Sadiq Khan said: “We are seeing the biggest expansion of renters’ rights for a generation – this is a change that I have long called for and will transform the lives of London’s 2.7 million renters.

“I’m pleased to announce a new Renters’ Rights Enforcement Fund so that renters in London know their new rights, from a ban on no-fault evictions to tribunals to challenge unreasonable rent hikes.

“It also means that crucially organisations will have more resources to make sure the new rules are upheld.”

He added: “I believe the next step is for Ministers to devolve the power to cap rents so we can tackle the capital’s problems of both affordability and supply.

“And the evidence is clear – Londoners would overwhelmingly back new plans to put a cap on rent increases in the capital.”

Funds to check on landlords

The fund fulfils a manifesto pledge to help organisations inform tenants of their new rights.

There will also be online tools and checkers to enable tenants ‘to hold their landlords and letting agents to account’.

There’s also a plan for better intelligence-sharing between boroughs on problem properties.

Mr Khan also wants to exempt new build-to-rent homes from any rent caps to encourage supply.

The mayor’s office will launch a fresh awareness campaign next month using online adverts and posters on the TfL network.

No to rent controls

Ben Twomey, the chief executive of Generation Rent, said: “The Renters’ Rights Act is a major step forward in rebalancing the power between landlords and renters, giving us more security in our homes.

“Ahead of this new law coming into action, the mayor’s funding of tenants’ organisations is most welcome to help make every renter aware of the new rights.

“With this funding, organisations can do more to support the law to reach into people’s homes and improve their lives.”

Jordan McCay, a policy officer at the British Property Federation, said: “While it is encouraging to see Build to Rent protected from calls for rent controls given its key role in expanding housing supply, this protection is recognition that rent controls pose significant risks to investment and the availability and homes, and should not be introduced at all.

“Evidence from Scotland shows how interference in rent-setting reduces investment and shrinks housing supply, worsening affordability for tenants.

“Introduction of rent controls in England risks repeating these patterns, prompting private landlords to exit the sector and deterring new investment and delivery.”

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Anti-landlord legislation is forcing Scottish landlords out

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Anti-landlord legislation is forcing Scottish landlords out

Anti-landlord rhetoric from Scottish politicians is causing landlords to leave the private rented sector.

That’s the view of the chief executive of the Scottish Association of Landlords (SAL), John Blackwood, with a warning that the Scottish government must change their attitude towards landlords with the Scottish elections coming up in May.

In an exclusive video interview with Property118, Mr Blackwood warns blunt legislation is not the answer to solve Scotland’s housing crisis.

Anti-landlord rhetoric

Many of SAL’s members are weighing up whether to leave the private rented sector, but for years many have exited the market due to one big factor.

“It’s to do with the anti-landlord rhetoric that they are hearing from our politicians,” John explains.

“There’s a range of other factors, such as rent controls, that put additional pressure on landlords and make them think again about investing in the private rented sector.

“It’s a reality now, and what we are saying to politicians is that they need to listen to landlords. Landlords are investors and you need to encourage investors. If you frighten off investment, there’s going to be fewer properties available to rent.”

Landlords need to feel valued

With the Scottish elections coming up in May, John says politicians need to change their attitude towards landlords.

He said: “Landlords need to feel valued as investors and treated as businesses. To ignore us and make it feel like we are pariahs in society is wrong, and it does nothing to instil confidence in the sector.

“Scottish politicians need to change their attitude towards the private rented sector and work with us.

“The Scottish Housing Secretary Mairi McAllan has told us she wants to work with landlords, she wants to work with the private rented sector, and we need more investment. They are great words, but we need to see actions that speak louder than words.”

John explains that while landlords may not win votes for politicians, it is still important for policymakers to understand their role in the housing system.

“Landlords don’t win votes for politicians, and that’s an important message we need to get across. They’re not suddenly going to think they need to support landlords hand over fist.

“Politicians are obviously thinking about the wider community, they are concerned about tenants, about whether tenants can afford to pay their rent and whether they have good homes to live in.

“What I’m trying to say to politicians is that we both want the same thing. We want our tenants to be happy, we want them to stay in their properties, and we want them to be able to afford to live in them.”

Landlords are working people

John explained that SAL is the largest representative group of landlords and letting agents in Scotland, an achievement the organisation is very proud of.

He says: “We represent landlords in every postcode area in Scotland, from one corner to the other. With that comes great responsibility because we are the voice of the private rented sector in Scotland.”

However, John acknowledged that the role also comes with challenges and said: “Many of our politicians are not particularly interested in the concerns of landlords, and that’s something we need to overcome in order to get our message across.”

John says it’s important to recognise that landlords should be proud of the role they play.

He said: “I’m a landlord, I’m proud to be a landlord and I like being a landlord. I’m good at it because I’ve worked hard at it.

“Landlords are working people. It’s not a passive income, you have to constantly learn new pieces of legislation and keep up with what’s happening. Tenants are also more demanding than ever before because they expect value for money.”

However, John adds that affordability cuts both ways.

He said: “Rents need to be affordable for tenants, but they also have to be affordable for landlords because we are running a business. If we can’t cover our costs, then we are going to think twice about continuing to invest.”

Is blunt legislation the best way to solve the housing crisis?

Scotland previously introduced rent controls in 2022, which ended last year. However, the Housing (Scotland) Act includes provisions for the reintroduction of rent controls.

Councils must first assess rent conditions in their areas and submit proposals for designated rent control zones to the Scottish government by 31 May 2027.

With the legislation now receiving Royal Assent and rent controls on the horizon, John expressed concerns about the legislation.

“I can’t say I welcome it, and our biggest concern is that we’re introducing legislation to fix a problem we don’t fully understand,” he said.

“We all agree that high rent prices are something that needs to be addressed, but is blunt legislation the best way to do that?

“Ironically, with rent control in Scotland, we had the highest percentage increase of rents in Scotland compared to any other part of the UK, and we had rent control until last year.”

He added that the issue may ultimately come down to supply and demand, saying: “We simply don’t have enough properties available to rent in Scotland, and that naturally puts pressure on rental prices.”

Rent controls to be proportionate

Despite his concerns about the Housing (Scotland) Act, John says there are some positives.

He said: “There won’t be a blanket approach to rent control and that’s a good thing.

“The government did listen to us throughout the debate and certainly took on board that it had to be proportionate. Any rent controls introduced will be designed locally so they can meet and respond to local need.

“There will also be exemptions to rent controls. We have been championing exemptions for below-market rents because we think it’s perverse that landlords are penalised for not increasing rents.

“We know many landlords with long-term tenants who don’t raise the rent, so why should they be penalised by potentially never being able to increase it in the future?

“We just have to wait and see what the regulation brings because that’s what will give us the detail behind the legislation. There’s still a lot to play for over the next couple of years before we see the introduction of any kind of rent controls in Scotland.”

Awaab’s law needs to be pragmatic

SAL also supports the extending of Awaab’s Law to the private rented sector in Scotland, but warns it needs to be implemented in a way that is pragmatic for both landlords and tenants.

The law was named after Awaab Ishak, a two-year-old boy who died in 2020 after prolonged exposure to mould in social housing.

John explains: “We want to make sure tenants live in good-quality, damp and mould-free homes, and any legislation that tries to achieve that we support.

“The reality is how we balance those very real issues and concerns. What we need to look at going forward is how practical it will be and how it will be rolled out.

“The big thing for us is understanding the underlying causes of dampness and mould and how we address that as landlords, as the owners of the property with responsibilities.

“We also need to educate tenants, because as many landlords will say, it’s about the tenant’s understanding of how to live in the property and how to help keep it free from damp and mould.

“It’s about working together to ensure a tragedy like this never happens again.”

Landlords confused over EPC measures

Since 2019, the Scottish government has been hinting that landlords may need to meet an Energy Performance Certificate (EPC) rating of C.

The Scottish government’s recent consultation outlines a phased approach, requiring new tenancies to comply from April 2028, and all private rented properties by 2033.

However, John says the moving goalposts and lack of certainty have left many landlords confused over energy-efficiency measures.

He said: “Landlords are telling us they want to upgrade their properties to meet energy-efficiency targets, but they need to know exactly what they have to do and by when. At the moment, those are two key questions we can’t answer.

“Our concern, alongside the lack of clarity and direction, is that there could be a mad rush before the legislation comes in, with everyone trying to upgrade their properties at the same time.

“The best time to carry out upgrades is when a property is empty. In Scotland, we don’t have fixed-term tenancies, so landlords don’t know when a tenant might leave. Tenants can give just one month’s notice at any point.

“That makes it very difficult to line up tradespeople to carry out the work, even if landlords knew exactly what was required.

“I also think there will be a skills shortage. It raises the question of how you get the right tradespeople at the right time, particularly given Scotland’s diverse geography, which creates additional challenges in rural areas.”

Landlords will always be needed

Despite the doom and gloom within Scotland’s private rented sector, John says it will always be needed.

John told us: “We are always going to be in need to provide accommodation. There will never be enough social housing, and not everybody can access home ownership, so where else do they go? The private rented sector.

“In reality, we need the private rented sector, and we will always need landlords. But the million-dollar question for landlords is: are you one of these landlords who wants to continue to remain in the private rented sector and play your part in keeping Scotland’s housing market working?”

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Councils expand schemes with private landlords to tackle homelessness

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Councils expand schemes with private landlords to tackle homelessness

Two councils are offering landlords financial backing and guaranteed rent support as part of wider efforts to reduce homelessness and limit reliance on temporary accommodation.

Mansfield District Council has confirmed it will extend its private rental access scheme, which helps people move out of temporary housing by covering the upfront costs required by landlords.

The scheme pays deposits and the first month’s rent and works alongside a rent guarantor to provide insurance-backed cover for arrears and legal costs where tenancies run into difficulty.

In its first year, 80 people were supported into private accommodation, including 49 children.

Not enough housing

Mansfield’s portfolio holder for housing, Cllr Anne Callaghan, said: “Sadly, there is just not enough council housing available to help everyone in need and increasingly the council has had to use bed and breakfast accommodation to help people on the waiting list.

“This is not only costly, it is also far from satisfactory for people waiting to be housed, sometimes for months, especially if they have children.”

She added: “However, many people waiting for somewhere to live also lack the funds to pay the deposits for private rented accommodation, along with the first month’s rent in advance, or they have no one who can act as their rent guarantor.

“This is where this scheme can be a game changer.

“By paying deposits and a rent guarantor insurance, we can get homeless people out of temporary accommodation and into suitable housing much more quickly.”

More money approved

Payments to landlords have reached £134,081 in rent in advance and deposits, alongside £12,668.48 spent on guarantor cover.

The council has now approved a £150,000 extension through to 31 March 2027, funded via the Homelessness and Prevention Grant.

All properties are checked before use to confirm they are safe and suitable.

Tenants are contacted three times in the first six months; a process the council says is designed to keep tenancies on track.

Knowsley extends tenant help scheme

Meanwhile, Knowsley Council is expanding a scheme to help tenants when their landlord sells.

Its Private Rental Rescue Scheme enables registered social landlords to buy landlord properties where a sale would otherwise trigger a ‘no-fault’ eviction for the tenant.

The council provides funding to bridge the gap between the social value and market price and can also fund works needed to bring homes up to standard before purchase.

Since its introduction in 2023, the scheme has been used to prevent tenants from losing their homes in these circumstances and has reduced the use of temporary accommodation.

Now £500,000 has been approved to continue the programme.

Knowsley’s cabinet member for regeneration, Cllr Tony Brennan, said: “We’ve seen the enormous benefits of our Private Rental Rescue Scheme which is keeping families together and preventing them from the stress and uncertainty of no-fault evictions.

“It is allowing us to use Section 106 contributions from developers to increase the supply of affordable, secure and good quality housing in the borough and helping us save significant sums which we may otherwise have needed to pay for temporary accommodation.”

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Government announce fee for tenants appealing rent increases

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Government announce fee for tenants appealing rent increases

The government has claimed it “wants to ensure justice is protected for all” after announcing a £47 fee for tenants challenging a rent increase through the first-tier property tribunal.

In a written question, Justice Minister Sarah Sackman confirmed that the government has put forward legislation to begin implementing a new fees framework in the Property Chamber.

The news comes after a tenant group slammed the government over the fees tenants must pay to access rent tribunals.

£47 for applications to appeal a rent increase

In a written question, Labour MP Kerry McCarthy asked: “What the Ministry of Justice has made of the potential impact of extending courts and tribunal fees to challenging Section 13 rent increases through the First-Tier Tribunal on the number of rent increase challenges.”

In response, Ms Sackman confirmed under proposed legislation tenants would pay £47 with no hearing fee for applications to appeal a rent increase.

She said: “The Ministry of Justice keeps all fees under continuous review to ensure that His Majesty’s Courts and Tribunals Service (HMCTS) has the resources necessary to operate fairly and efficiently, while ensuring access to justice is protected for all.

“The government has laid legislation to begin the process of implementing a new fees framework in the Property Chamber. The purpose of the new framework is to deliver a fair and sustainable Property Chamber that is accessible to all. The framework includes a fee of £47 for applications to appeal a rent increase, with no hearing fee, this is one of the lowest fees across HMCTS.

“The Help with Fees scheme will always be available to provide financial support to those who cannot afford to pay fees. In 2024/25, we remitted £91 million of fees income to protect access to justice. The changes are subject to Parliamentary consent.”

Landlords in limbo

As previously reported by Property118, under the Renters’ Rights Act, any rent increase upheld by the tribunal would take effect only from the date of its decision, rather than when the landlord first served notice. This means that even unsuccessful challenges could delay higher rent payments for months, leaving landlords in limbo.

Geoffrey Vos, Master of the Rolls and head of civil justice in England and Wales, warned the Housing Law Practitioners’ Association that the rules under the Renters’ Rights Act could create “an incentive for tenants to apply to the First Tier Tribunal in respect of every increase in order to delay its implementation”.

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If you find Property118 helpful, the real value sits behind the scenes

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Property118

If you find Property118 helpful, the real value sits behind the scenes

Many landlords tell us they find Property118 helpful. What often surprises them is what happens when we look at their own portfolio.

Property118 has always been designed to be useful. The articles, research and discussions are intended to help landlords understand what is happening in the sector and how others are thinking about it. For many readers, that alone provides clarity and reassurance; it is often enough to confirm that they are on the right track. Occasionally, it does something else; it raises questions.

What public content can and cannot do

Everything published on Property118 is, by definition, general. It has to be. Every landlord’s portfolio is different; circumstances vary, priorities change, and the structure of each business reflects years of individual decisions.

That means public content can only ever go so far. It can highlight patterns, it can challenge assumptions, and it can introduce new ways of thinking. What it cannot do is apply those ideas to a specific portfolio.

Where the real difference tends to appear

The most interesting conversations rarely happen in the comments section or in general articles. They begin when a landlord’s portfolio is examined in its own context. The properties, the borrowing, the ownership structure and the wider objectives all start to form a complete picture. At that point, the discussion becomes much more specific, not in terms of theory, but in terms of how a particular portfolio actually behaves.

Why this often surprises landlords

Many experienced landlords assume they already understand their portfolio very well, and in many cases, they do. They know their properties, their lenders and their numbers, but what is less familiar is how all of those elements interact when viewed as a single system. That is usually where new insights begin to appear.

The gap between knowing and seeing

There is a difference between knowing your portfolio and seeing it clearly. Knowing comes from years of experience. Seeing it clearly often requires stepping back and looking at how everything fits together. This is not about identifying mistakes; it is about understanding the full picture.

A quiet observation

One of the things we have noticed over time is that landlords who find the Property118 content useful often gain a different level of clarity when they take the next step. The ideas are the same; the difference is the context.

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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Angela Rayner urges Keir Starmer to pick fights with landlords

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Angela Rayner urges Keir Starmer to pick fights with landlords

Former deputy leader of the Labour Party, Angela Rayner has told Sir Keir Starmer to ‘pick more fights’ with landlords and freeholders.

At a fundraising dinner in central London, the former housing secretary said voters feel the system is ‘rigged against them’, the Daily Telegraph reports.

She went on to say that she expects a tougher response from the government, particularly on housing.

Ms Rayner’s intervention follows a warning last week that Labour was ‘running out of time’ to shift direction before May’s local elections.

Pick more fights

She described financial strain among working households, including those in professional roles who are taking on additional jobs yet still struggling to meet monthly costs.

Ms Rayner said: “They feel that nobody understands and cares about the difficulties they go through.

“And this isn’t just people who you would naturally associate with struggling, naturally associate with poverty.

“These are professional people, people that are working really hard, people that have got two, three jobs and they’re still not able to get to the end of the month with their wage packet.”

She added: “And they need to know they’ve got a government on their side, and they’re impatient for change and I understand their impatience.

“So, I think we have to pick more fights, personally.”

Freehold ‘rips off’ people

Housing featured prominently in the speech, with Ms Rayner focusing on the leasehold system and the role of freeholders collecting ground rent.

Plans set out earlier this year would cap ground rents at £250 annually, before reducing them to peppercorn levels after 40 years, without abolishing leasehold entirely.

She said: “Those people that sold the freehold, that are ripping off people for no money … You may as well lob the money in the street, they’re not doing anything for it.

“People have bought flats and are now being absolutely fleeced.

“We should be standing up for them, we should be saying we’re not having that anymore and I think we have to keep doing that.

“We have to do that with some in the private sector that are taking huge sums of money for children’s centres et cetera when, let’s be honest, they’re not delivering.

“That’s what Bridget [Phillipson] is doing with the new Send reforms.”

Call for rent controls

Meanwhile, tenant campaigners have renewed calls for direct action on landlords and housing costs.

London Renters Union spokesperson Jae Vail told the Morning Star: “Labour is haemorrhaging support across the country over its pro-landlord, pro-developer stance on the housing crisis.

“If the government wants to win any of that support back, it must take on landlords and put our right to a good home first.

“That means introducing rent controls that bring down housing costs and investing in the council homes we need to end the housing crisis for good.”

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EPCs for listed buildings?

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Property118

EPCs for listed buildings?

Has anyone heard anything definite to answer on this seemingly ongoing subject? I have seen so many comments, sites, suggested possibles etc, including government sites, that I’m beginning to wonder if anybody even cares!

So many forbidden changes would be required to most listed buildings to make them a C grade that it’s a no-no, but where can I find this categorically stated so it is perfectly valid for all to see?

My letting agents insist they have to have an EPC to let all such properties, and as the minimum grade is E, which is easily achievable, it is no problem, but EPC C would be another matter without major changes which are not permitted. And if we are exempt money is being wasted on unnecessary certification.

Any help would be gratefully received.

Thanks,

Graheme

Editor’s Note: The government’s consultation on Reforms to the Energy Performance of Buildings regime, partial government response says:

“We recognise the concerns raised from the heritage sector about EPC recommendations not being applicable to their dwellings, and will ensure that any PRS MEES regulatory approaches provide sufficient flexibility for properties where certain retrofit might not be suitable, with further detail included in the ‘Improving the energy performance of privately rented homes’ government response.”

More information can be seen here.

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Renters’ Rights Act – What should be top of the list for landlords?

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Renters’ Rights Act – What should be top of the list for landlords?

The Renters’ Rights Act 2025 introduces wide-ranging sweeping reforms to the private rented sector in England, fundamentally changing the legal framework for both landlords and tenants – these aren’t small changes, it’s the biggest set of reform the sector has seen in over 30 years.

Key changes include section 21, more commonly known as ‘no fault’ evictions, being abolished, Assured Shorthold Tenancies becoming periodic tenancies with fixed-term contracts becoming void, and increased oversight by local authorities.

For those falling foul of the new laws, there will be tougher penalties and potentially fines for failure to register and provide accurate information to a new national redress scheme, the landlord database.

Increasing burden for landlords

We have mentioned some of the headlines already, but there are also several other changes coming that will increase the burden for landlords.

• Increased thresholds for ‘fault’ notices – Currently, if a tenant falls within one of the statutory grounds for eviction, for example, rent arrears, or antisocial behaviour, landlords can seek possession under section 8. The Renters’ Rights Act makes this harder by introducing new requirements before courts will grant possession. Perhaps the most significant of these changes, tenants will need to be three months in rent arrears (rather than two) before a landlord can rely on the mandatory rent arrears ground.
• Restriction on rent increases – Landlords will no longer be able to rely on rent increase clauses in tenancy agreements. Instead, they’ll have to rely on a statutory section 13 notice, and not within the first 52 weeks of the tenancy. The notice period will also increase from one month to two. Tenants will continue to have the right to challenge proposed rent increases and any notice at the First-tier Tribunal, which has the power to determine the open market rent. A landlord will also be required to specify a rent amount in adverts for new tenancies and cannot invite or accept offers exceeding these amounts.
• Right to request pets – Tenants may request to keep a pet and landlords must not unreasonably refuse consent except in very limited circumstances. Processes and deadlines for pet requests are set out in the Renters’ Rights Act, and courts may order specific performance against landlords who fail to comply.
• Anti-discrimination measures – Landlords will be prohibited from discriminating against prospective tenants because they either have children living with them or visiting them, or if the tenant claims benefits. Blanket bans and tenancy clauses to this effect are void, saved for very limited exceptions. New financial penalties will be in place for discriminatory practices.

So, with only a few months until the new legislation comes into effect on the 1st of May, what should be top of the list for landlords?

How landlords should prepare

To protect their investments and ensure legal compliance, landlords should prepare for an era of more local authority oversight which will include greater investigatory powers, increased financial penalties (of up to £40,000 in some cases) and new offences for misuse of possession grounds. Some practical next steps include:

• Review and update tenancy agreements – Removal of fixed-terms, bringing rent increase clauses into line with the new statutory provisions, removing outright bans on pet ownership and removing any discriminatory clauses could prevent landlords running into problems in the future
• Serve section 21 notices as soon as possible – Section 21 will be abolished, but this is not anticipated to come into effect before the beginning of May and notices served before this time can be relied upon. Assuming that the landlord wishes to recover vacant possession of the property in the near term and depending upon whether the necessarily formalities have been complied with, landlords should ensure section 21 notices are served correctly before their anticipated abolition date on 1 May. There will be no opportunity to remedy an invalid section 21 notice after this time.
• Familiarise with new offences and penalties – Misuse or reckless reliance on possession grounds, or failure to provide proper documentation, can result in fines up to £40,000, rent repayment orders, and summary convictions
• Understand new database and redress scheme requirements – A landlord should prepare to register themselves and their property details on the private rented sector database and ensure continued compliance. A landlord should also prepare to join a redress scheme
• Prepare for the Decent Homes Standard – While this is not yet required, it is anticipated that the Decent Homes Standard shall be expanded to the private rental sector. This sets out the minimum standards for rented housing and landlords should anticipate upgrades to housing where necessary and seek to address any issues that could impact upon a tenant’s health.

Landlords who use the coming months to prepare, rather than simply watch the clock, will be far better placed to adapt to the changes ahead.

RRA brings more regulation

There’s no denying that the Renters’ Rights Act introduces more regulation and greater scrutiny. But it also opens the door to genuine opportunities.

Clearer rules, more stable tenancies when managed well, growing demand for professionally run properties, and a market reshaped by those willing to raise standards all favour landlords who are ready to engage.

For now, focus on the right priorities at the right time, these actions should help landlords reduce future legal risk and ensure compliance.

Daniel Smith is a senior associate in the dispute resolution team at Gardner Leader, specialising in property disputes. He has been listed in the 2026 Legal 500 rankings as a Recommended lawyer for property litigation.

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26) Why reaching your original goal is not always the end of the journey

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26) Why reaching your original goal is not always the end of the journey

Most landlords begin with a clear objective. It might be a target number of properties, a level of income, or a broader sense of financial independence. The details vary, but the direction is usually well defined . Over time, that goal is pursued steadily, properties are acquired, borrowing is managed and the portfolio grows into something tangible and valuable. Then, often without much ceremony, the original goal is reached.

What happens next is less obvious

Reaching that point should feel like an ending, but in practice, it rarely does. The portfolio continues, the income arrives, the business carries on much as it did before, and there is no clear moment where everything stops and a new phase begins. This can make the transition difficult to recognise.

The shift that is easy to miss

During the years of building a portfolio, decisions are guided by a simple question: How do I get there?

Once the goal has been achieved, that question changes to: What happens now?

It is a different kind of question, and one that does not always have an immediate answer.

Why the original plan does not always carry forward

The strategy that builds a portfolio is not always the same as the one that manages it over the longer term. What made sense during the growth phase may not fully reflect the priorities that exist once the portfolio is established. Time, income, involvement and future planning begin to take on a different level of importance. The assets remain the same, but the role they play can change.

The moment many landlords recognise

For some, this shift is gradual, fFor others, it arrives more clearly. They realise that the portfolio has done exactly what it was meant to do, but the question of what it should do next has never been fully considered. It is not a problem, it is simply the next stage.

Looking at the portfolio with fresh perspective

At this point, the focus moves away from building and towards alignment; not how to grow the portfolio, but how it fits into the wider picture of what comes next. This often involves stepping back and looking at the business as a whole rather than as a collection of individual properties. It is a different way of thinking, and one that is rarely needed earlier in the journey.

A question worth asking

When the original goal has been achieved, one simple question becomes more relevant than any other: What do I want this portfolio to do for me now?

The answer is not always obvious, but it is often where the next set of decisions begins.

An invitation for established landlords

If you have reached the point where your portfolio has achieved what it was originally intended to do, it may be worth taking a step back and considering what comes next.

You are welcome to email a copy of your latest property portfolio spreadsheet to Yvonne@Property118.com.

From there we can arrange a free introductory discussion to explore how your portfolio fits into the next stage of your plans.

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