Online landlord licensing forms slammed as council advertises on the Tube

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Online landlord licensing forms slammed as council advertises on the Tube

A London council has been accused of poor timing and clumsy execution after landlord licensing adverts appeared across the Tube network before an early bird discount ends.

One Property118 reader, Richard, questioned the coincidence, saying: “Wandsworth council has posted landlord licensing ads on the Tube, just days before the ‘early bird’ offer expires! Coincidence?”

According to Richard, the online application portal appears to be a recycled HMO system repurposed to handle both selective licensing for single households and families, alongside additional HMO licensing for smaller shared homes.

He describes it as ‘evidently a clumsily adapted version of an existing HMO form’.

His complaints have been echoed on this site in recent years with accusations that councils make the licensing process more difficult than it needs to be.

Wandsworth selective licensing

Wandsworth Council has recently confirmed plans to extend two landlord licensing schemes to protect tenants.

The current arrangements cover all Houses in Multiple Occupation across the borough, along with every privately rented home in South Balham, Furzedown, Tooting Bec and Tooting Broadway.

Landlords were given until 31 December 2025 to benefit from an early bird fee reduction.

From 1 April, the framework widens again so any landlord letting a property in East Putney, West Putney or Northcote will need a licence, regardless of property size or the number of occupants.

But one of the major issues with Wandsworth’s online application process are the basic design choices which will cause landlord frustration.

First request puzzles

The accommodation section opens with what Richard says is a puzzling request labelled ‘Room Name Area’.

He says this is misleading because it is simply asking applicants to name the room.

Richard adds: “Surely a drop-down menu would be more helpful.”

The next problem are the form’s navigation issues so when adding further rooms, users must scroll back up the page to find an add button positioned above previous entries.

Poor programming features

Richard is blunt in his assessment of the selective licensing process, saying: “The likely English-as-a-second-language programmers seemingly couldn’t figure out how to put ‘Add’ at the end where it belongs.”

Then there’s uncertainty over household definitions to compound the landlord’s irritation with the council.

The forms do not explain what happens if occupiers pair up and fall below the additional HMO threshold.

Richard asks: “Are councils seriously expecting landlords to ask who is sleeping with whom?”

Forms are illogical

He stresses that these examples barely touch the wider problem and adds: “This just scratches the surface of these form’s logical and grammatical incompetence, but they are not alone.”

Even where national data should simplify matters, the system appears to fall short.

Landlords attempting to upload an EPC find that the only certificate held on a public register cannot be downloaded as a PDF, despite the licensing portal demanding one.

Instead, the document is displayed on screen without any save option.

There is, however, a workaround and Richard is advising fellow landlord applicants to use the print function and select print to PDF.

Then they must save the file locally and then upload it manually.

Landlords apply for licenses

Since Wandsworth’s scheme launched in July, the council says it has received 5,955 licence applications.

Enforcement activity is already under way, with 444 inspections completed and 85 notices issued where safety standards were not met.

The authority warns that landlords operating without the correct licence risk prosecution or financial penalties of up to £30,000.

Tenants living in unlicensed properties may also be able to reclaim up to 12 months of rent, including Housing Benefit or Universal Credit, where an offence has been committed.

Alongside enforcement, the scheme introduces a new Gold Standard, intended to recognise landlords who go beyond minimum legal and tenancy requirements.

There’s more information about selective licensing, and how to apply, on the council’s website.

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The Role of Mortgage Brokers in Securing Buy-To-Let Finance

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Property118

The Role of Mortgage Brokers in Securing Buy-To-Let Finance

In 2026, mortgage brokers play a more important role than ever in helping landlords navigate the complex buy-to-let market. With stricter affordability rules, changing lender appetites and new product innovations, going directly to lenders is rarely the most effective option. This article explains why specialist brokers matter, what they can do that landlords often cannot, and how to choose the right one for your portfolio.

Why Brokers Are Essential in 2026

The buy-to-let mortgage landscape has evolved significantly. Today, many of the most competitive products are only available through intermediaries. At the same time, lender criteria have become more complex, particularly for portfolio landlords, HMOs and limited company borrowing.

Key reasons brokers are essential include:

• Access to more lenders – many specialist lenders do not deal directly with the public.
• Understanding of criteria – brokers know which lenders accept HMOs, holiday lets or complex income profiles.
• Portfolio presentation – experienced brokers help landlords prepare evidence packs to meet lender expectations.
• Negotiation power – brokers often secure better deals due to volume business and established relationships.

What Brokers Actually Do

A good broker goes far beyond simply sourcing a mortgage. Their role includes:

• Assessing affordability using different stress test models (125% vs 145%).
• Comparing fixed, tracker and green mortgage options.
• Advising on refinancing sequences for larger portfolios.
• Flagging lender restrictions around EPCs, property types and exposure limits.
• Handling paperwork, reducing the chance of application delays or declines.

Case Study: Broker vs Direct Application

Scenario: A landlord with five mortgaged properties approached their bank for a remortgage. The application failed affordability at 145% coverage, and the bank would not consider portfolio surplus.

Solution: A specialist broker redirected the application to a lender applying 125% coverage at pay rate. They also structured the portfolio spreadsheet to highlight surplus rental income.

Outcome: The landlord secured a five-year fixed mortgage at 5.25%, reduced monthly costs by £400 compared with SVR, and avoided portfolio disruption.

How Brokers Add Value Beyond Rates

• Speed – knowing which lenders move fastest saves time in competitive markets.
• Problem-solving – brokers can find workarounds for credit issues, short leases or unusual property types.
• Future planning – aligning mortgage choices with succession, incorporation or expansion strategies.
• Compliance – ensuring applications meet lender rules, reducing risk of decline.

Choosing the Right Broker

Not all brokers are equal. Landlords should look for:

• Specialist buy-to-let experience – not all brokers understand complex landlord needs.
• Whole-of-market access – ensures you see all available options, not just a panel of lenders.
• Transparent fees – clear disclosure of broker fees and any commission received from lenders.
• Proven track record – testimonials and case studies from other landlords.

Final Thoughts

In a market where criteria matter as much as rates, brokers are no longer optional for serious landlords. They provide access, expertise and strategy that direct applications rarely achieve. The best results come from long-term relationships where brokers understand your portfolio and can anticipate needs before issues arise.

Speak to Our Sponsor

Our sponsor works daily with landlords across the UK, helping them secure competitive finance, prepare portfolio applications and avoid costly declines. Whether you are remortgaging, expanding or restructuring, a broker-led approach ensures the best outcomes.

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Publication date: Monday, 5 January 2026

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Lodger supply slows as calls grow to raise Rent a Room tax threshold

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Property118

Lodger supply slows as calls grow to raise Rent a Room tax threshold

Rental stock from households taking in lodgers is barely rising despite intense pressure across the housing market, research reveals.

Growth in the number of rooms available to rent in people’s homes increased by just 1.5% in the past year.

Previously, it had surged by 19%, the flatshare platform SpareRoom says, and it now wants a rule change to encourage people to let rooms.

Close short lets loophole

A director of the firm, Matt Hutchinson, said: “People rent out rooms in their homes for all sorts of reasons – financial, practical and social – and in doing so they inject desperately-needed supply into the UK room rental market which is suffering under the weight of intense demand that’s inflating rents.

“The original intention of the Rent a Room scheme was to increase the quantity and variety of low-cost rented housing.

“However, because the scheme doesn’t stipulate a minimum length of stay, in recent times it has also been used by those renting out furnished rooms to holidaymakers on sites like Airbnb.”

He added: “It’s time this loophole was closed so the scheme can help renters as intended.

“We also want to see the scheme’s threshold increased to reflect rents today.

“Tax lost to the public purse by raising the threshold could be recouped by taxing holiday lets.”

25% of shared accommodation

The data shows that a quarter of all shared accommodation now comes from live-in landlords.

These rooms typically cost less, around 13% below standard rents, helping keep a lid on rent price inflation.

Rents have jumped 28% in five years and in Q3 this year, the UK average hit £753 a month.

However, the tax rules have not kept pace with the Rent a Room scheme threshold remaining unchanged since 2016.

That’s when the average monthly rent was £573 but today, letting one spare room could generate around £9,036 a year and £7,500 of that is tax free.

With 58% of postcode districts now seeing rents above £625 a month, SpareRoom says more hosts risk falling into tax bands they never expected.

Tax free earnings worry

The platform surveyed 1,582 people who previously rented to lodgers or had considered doing so.

Most respondents said a higher allowance would encourage them to open their doors again.

Many say they left the market because their earnings would exceed the tax-free limit.

The company says the sector never fully recovered from the pandemic though numbers rose after lockdowns eased but growth has slipped back again.

Short-let tax breaks

A long-standing loophole means the same tax break can be used for short-stay holiday lets.

SpareRoom says a simple 31-day minimum stay requirement would ensure tax relief supports housing rather than guest nights.

There are an estimated 28 million empty bedrooms across England, Wales and Scotland.

Releasing 5% of those would provide places to live for 1.4 million people struggling to find affordable accommodation.

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