Landlords leaving the market as Renters’ Rights Act looms

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Landlords leaving the market as Renters’ Rights Act looms

Landlords are panicking and exiting the market before the Renters’ Rights Act, a new report has claimed.

Propertymark’s Housing Insight report features comments from member agents across the country who warn that landlords are hesitant to re-let or expand their portfolios.

Propertymark is calling for more clarity around rental reform to reassure landlords.

Landlords are selling

A Propertymark member agent from the South West told the report: “The Renters’ Rights Act has made more landlords panic and ask for notice to be served before the changes. All are selling their properties, and we do not have any other properties available to offer to existing tenants.

“Existing tenants are not moving due to a lack of supply, and this could lead to overcrowding as existing families grow and cannot move to a larger property, either due to financial constraints or lack of supply.”

Another member agent told the report that whilst there are some positives in the rental market, tenants will suffer as rents will rise.

A Home Counties Propertymark member agent said: “The market has stabilised slightly, three new property instructions are a welcome sign.

“Landlords are very negative about the forthcoming changes in legislation, to which I agree, although I try to give positive vibes. The new taxes and the move to Renters’ Rights take me back to the pre- 1988 Housing Act.

“Most landlords are responsible, and it is the minority of bad landlords and bad tenants who are destroying the market, and the consequence will be a considerably reduced number of properties to rent, which will raise rents, which will help no one.”

Clarity around reform urgently needed

According to the report, demand still continues to outpace supply with the average number of applicants per member branch sitting at around six people per property.

The report also reveals the number of member agents reporting problems with rental arrears increased to 4%.

Nathan Emerson, chief executive of Propertymark, said the government must provide more clarity over rental reform to prevent further contraction in supply.

He said: “In the lettings sector, demand continues to significantly outpace supply, despite a modest uplift in available stock and fully managed instructions. Void periods remain relatively short, underlining how competitive the rental market still is, while rents continue to rise year on year, albeit at a slowing pace.

“Affordability pressures are becoming more visible, with rental arrears increasing and many landlords expressing concern around forthcoming legislative changes. Greater clarity around rental reform is urgently needed to reassure landlords and prevent further contraction in supply, which would only intensify pressures for tenants.”

Uncertainty is making landlords hesitant

Phil Spencer, founder of MoveiQ, said: “For renters, the picture remains tough. Demand is still far higher than supply, and although rental growth is slowing, average rents remain elevated across the UK.

“Short void periods show that well-priced homes are being snapped up quickly, leaving tenants with limited choice and little negotiating power.

“At the same time, uncertainty around the Renters’ Rights Act is making some landlords hesitant to re-let or expand their portfolios. Until there is greater clarity and confidence in the regulatory environment, renters are likely to continue feeling the impact of a highly pressured and competitive market.”

A market that’s active but fragile

For the sales market, the UK average house price showed slight growth month on month at £271,000.

The average number of new prospective buyers registered per member branch saw an upward trend, with an average of 74 in December 2025.

However, in December 2025, on average, around 30.4 % of housing transactions take longer than 17 weeks to complete.

Mr Spencer said: “For buyers and sellers, this feels like a market that’s active but fragile. More buyers are registering, but viewings have dipped, and a high proportion of properties are still selling below asking price.

“That tells us people are interested, but they’re being very price-sensitive and far less willing to overstretch themselves. Long transaction times are also taking their toll, increasing the risk of fall-throughs and adding stress to what is already a demanding process.

“While lower interest rates offer some encouragement, affordability remains stretched for many households, meaning buyers are proceeding carefully and sellers need to be realistic on pricing if they want to secure a sale.”

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NRLA hits out at court eviction delays

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NRLA hits out at court eviction delays

The National Association of Residential Landlords (NRLA) is warning that the justice system is heading towards breaking point as government data show mounting delays in possession proceedings.

The Ministry of Justice figures show it took courts an average of more than eight months to process and enforce landlord claims last year.

That is the second longest turnaround recorded since 2005, surpassed only by pandemic-era disruption when hearings stalled under emergency restrictions.

However, the NRLA says this is an early warning sign because the Renters’ Rights Act in May will worsen the situation.

Court times must improve

The NRLA’s chief executive, Ben Beadle, said: “This latest data must serve as a stark and final warning to the government of the dangers of failing to bolster the courts system, before further pressure brings the justice system to its knees.

“It is entirely unacceptable that fewer possession cases are taking longer for the courts to process and enforce.

“If the backlog is increasing now, before the government’s reforms begin to bite in May, there is no hope that the system will be able to cope with what is to come.”

He added: “There is no more time to waste.

“Ministers must urgently explain when and how reforms will be made. This needs to include clear targets to see court waiting times falling.

“Without this, responsible landlords will be left powerless to deal with crippling arrears or community blighting anti-social behaviour.”

Landlord possession cases

Analysis of the data shows 91,093 landlord possession cases were issued in 2025, down from 98,766 the previous year.

Claims brought under Section 8, where landlords must evidence grounds such as rent arrears, dropped by almost 5% compared with 2024.

Section 21 filings dropped by nearly 13% over the same period.

Despite having fewer landlord court applications, they are taking longer to conclude.

Court readiness ‘essential’

The housing minister, Matthew Pennycook, previously described judicial readiness as ‘essential’ to the reforms’ success while the legislation was passing through Parliament.

Landlord Action’s Paul Shamplina told Property118: “Years of underinvestment in the courts are now translating into record waiting times for landlords.

“At the same time, the majority of landlords we act for are still relying on Section 21.

“Once that route is removed, every case will depend on a court process that is already under pressure.”

He added: “With the mandatory rent arrears threshold increasing from two months to three months and notice periods extending to four weeks under the new rules, landlords will face longer timelines before they can secure a possession order.

“Once an order is granted, enforcement delays can add further months.”

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Liverpool landlord who sold his properties in 2 weeks: “stop obsessing about 100% market value, focus on speed and certainty of sale”

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Liverpool landlord who sold his properties in 2 weeks: “stop obsessing about 100% market value, focus on speed and certainty of sale”

By now no doubt you’ve all read the government’s civil penalty tables, which a few weeks ago hit landlords hard, showing fines of up to £35,000 for breaches under the Renters’ Rights Act 2025. The news was just the tip of the iceberg in a nationwide “crackdown” on landlords.

For one landlord in Liverpool, the current climate was enough to take action. He’d moved to Dubai and had a portfolio of 8 properties that he needed to sell, with one marked difference: unlike some landlords wanting to sell, he was keen to “prioritise certainty of sale” over waiting to get the “highest price possible.”

Of his portfolio of 8 properties, 3 were substantially underperforming post-rate rises. His strategy was simple: get his finances back on track with a partial exit, not a panic sell.

 This meant he wasn’t worried about that extra £10,000 to hit full market value, he just wanted speed, certainty and to remove the pressure worrying about the timeline of the sale and whether or not they might sell. That’s when he approached us at Landlord Sales Agency.

Landlord Sales Agency offers a critical service. We specialise in fast, efficient sales that achieve strong prices without the months of uncertainty that normally accompany a traditional sale. Working with over 30,000 private active buyers, portfolio investors and cash purchasers who are ready to proceed, many sellers receive serious offers within days. In fact, our maximum average time to sell is just 28 days.

The process is straightforward, confidential and designed to protect the landlord’s financial position.

We immediately got to work on the portfolio. The first property sold for £92K vs £100K market value in just 2 weeks to a cash buyer, no survey, no searches, just cash.

Within 6 weeks we’d sold the remainder of weakest assets in his portfolio to another cash buyer and retained the stronger ones. We released capital, reduced stress and improved overall yield.

The landlord walked away extremely happy with the rest of his portfolio completely recovered and once again extremely profitable.

And he’s not alone. Every week around 80 landlords are coming to us to sell, and the savviest ones are the ones who aren’t obsessing about squeezing the last £10,000 out of a deal. They just want to sell in a way that avoids loss, is simple, and fully managed from start to finish by experts who can take the properties completely off their hands.

And that’s exactly what we’re doing.

So if you’re a landlord who wants to explore a fast and safe exit, contact us at Landlord Sales Agency for a confidential discussion.

Don’t wait another month. Let’s get the properties you want sold within a week if we can, and get you back on your feet. It really is as simple as that.

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My long-term tenant’s health seems to be failing – what should a landlord do?

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My long-term tenant’s health seems to be failing – what should a landlord do?

Hello, I own a number of properties with long-term, hassle-free tenants. One of them has been rented to a retired chap for 15 years with absolutely no problems.

The rent has kept pace with the market. He keeps the house in excellent condition, and I have responded immediately to any issues. We consequently have had a good relationship, though increasingly I have been hands-off as things are so stable.

I sense he is becoming ill, I know he has had some spells in hospital in the past year.

Do any landlords out there have any tips on how or what I should do to pre-empt the situation when he suddenly becomes ill or, unfortunately, dies?

What will happen if he dies and the rent stops being paid?

Any lessons from lived experience of this kind of situation would be very well received.

Thanks,

Marcus

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Guarantor service launched ahead of advance rent clampdown

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Guarantor service launched ahead of advance rent clampdown

A professional guarantor product aimed at supporting landlords while widening access to rented homes for tenants without UK-based guarantors has been launched.

The scheme from lettings platform Goodlord allows renters to secure up to three years of cover with a single upfront payment.

It’s called Goodlord Guarantor and has been designed for tenants who struggle to meet referencing criteria.

That includes international students, overseas professionals and renters without family or friends able to underwrite a tenancy.

Harder for tenants

The firm’s managing director of insurance, Oli Sherlock, said: “The Renters’ Rights Act will make it harder for tenants that don’t fit the traditional mould to secure properties, whether that’s international students or those with unconventional jobs.

“Our Goodlord Guarantor service has been designed to not only step into this gap but also go above and beyond current market provision to give landlords additional peace of mind.”

James Tiller, a director, MRKT Property Experts who took part in the pilot, added: “Goodlord Guarantor is a great feature, and a brilliant way for us to extend our offering to tenants and landlords.

“With it built into the system and referencing flow it was the natural place to go, and it’s incredibly easy to set up for everyone involved.”

Rent in advance restricted

The guarantor product comes as the sector prepares for restrictions on rent in advance under the Renters’ Rights Act.

The legislation will prevent landlords from requesting more than one month’s rent upfront.

The move is widely expected to reshape how higher-risk tenancies are agreed.

However, industry figures have warned the change may unintentionally squeeze out non-traditional renters who previously relied on larger advance payments to offset risk.

Goodlord says its guarantor model offers an alternative route.

Policy up to three years

The service provides a verified guarantor covering every occupier within a tenancy, even where only one renter requires support.

Policies can run for as long as three years, removing the need for annual renewals.

Tenants who meet eligibility requirements pay the equivalent of one month’s rent.

The process is completed through Goodlord’s platform, with participating agents receiving a share of the revenue.

The company says this structure helps contain costs for renters while maintaining protection for property owners.

More reliance on guarantors

Data from the firm’s latest State of the Lettings Industry Report highlights the growing reliance on guarantors.

It found 45% of agents have reported a rise in demand over the past year, while 39% said guarantor checks were slowing referencing and move-ins.

By embedding the product into its referencing platform, Goodlord believes the new system can accelerate approvals and tenancy start dates.

The product was trialled in late 2025 through a pilot involving agencies.

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Andy Burnham proposes compulsory purchase orders for PRS homes

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Andy Burnham proposes compulsory purchase orders for PRS homes

The Mayor of Greater Manchester, Andy Burnham, has called for compulsory purchase orders for private rented sector (PRS) homes that are non-decent.

Speaking at the Resolution Foundation’s Unsung Britain conference in London, Mr Burnham set out his three points to fix the housing crisis.

As Mayor, Mr Burnham launched the Good Landlord Charter, which covers 50% of rented homes in Manchester.

Councils to purchase homes in PRS

Setting out his ideas, Mr Burnham claimed that with the right action, Britain could free itself from the housing crisis.

His first point included a new target of building half a million council and social homes by the end of the decade.

Mr Burnham then argued that councils should be given greater powers to tackle poor housing conditions in the PRS.

He told the conference: “We should give powers and funding to councils to compulsorily purchase homes in the private rented sector that are non-decent.

“You should no longer be allowed to rent out a home with the help of the benefits system when its condition harms the health of residents and drags down the surrounding community.”

He admitted it was a radical idea but insisted it was necessary to tackle the housing crisis.

He said: “Homes that were taken out of public ownership have been left in disrepair and exist to make money for absent landlords, while everyone else pays the consequences.”

His third point focused on accelerating a nationwide retrofit programme.

He claimed: “This will give millions of people better-quality homes with permanently lower energy bills, even possibly freeing them entirely from the worry of energy costs.”

PRS homes must meet DHS

Mr Burnham’s comments come as the government announced all PRS and social homes will need to meet the Decent Homes Standard by 2035.

Under the new standard, landlords will need to meet certain criteria, including that homes must be in a reasonable state of repair and provide core facilities and services, including a kitchen with adequate space and layout, an appropriately located bathroom and WC, and adequate protection from external noise.

However, according to government data, landlords will need to fork out £26.5 billion to meet the new standard.

Mr Burnham’s comments on fixing the housing crisis can be seen below from 15:00 onwards.

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Fears of landlord exodus raised in Lords debate on Renters’ Rights Act

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Fears of landlord exodus raised in Lords debate on Renters’ Rights Act

Peers have clashed over the Renters’ Rights Act, arguing “landlords are voting with their feet” and choosing to leave the market.

In oral questions in the House of Lords, several Peers challenged the government over landlords exiting the market due to the Renters’ Rights Act.

However, Labour Peers claimed the act will lead to better conditions for renters and is fair for good landlords and tenants.

Landlords exiting the market in even higher numbers

Lord Jamieson from the Conservatives tabled a question regarding how landlords, tenants and councils are prepared for the Renters’ Rights Act.

Lord Jamieson raised the point many landlords have chosen to exit the market before the act comes into force on 1 May 2026.

He said: “Landlords are voting with their feet, exiting the market in ever higher numbers. 93,000 in 2025 and 110,000 this year, according to the Black & White Bridging report.

“The English Private Landlord Survey reveals 31% of landlords are looking to reduce their portfolio and 16% to exit completely. Can the Minister explain how this helps those desperately looking for a home to rent?”

Baroness Taylor of Stevenage, Parliamentary Under-Secretary of State for Housing, claimed the government has worked with landlords to help them prepare.

She said: “We know landlords need time ahead of the implementation to make sure they’re compliant with the reforms which is why we’ve published full guidance on the government website.

“We continue to work constructively with the landlord sector. Officials recently spoke to over 1,000 landlords and letting agents at a webinar organised by Rightmove and attended the National Residential Landlords Association (NRLA) conference to speak directly to landlords impacted by the reforms.”

Lead to better conditions for renters

Lord Harper from the Conservatives challenged Baroness Taylor directly over the Act asking: “Does she think the changes in the Renters’ Rights Act are going to lead to more houses being available to rent or fewer?”

Baroness Taylor swerved the question but claimed: “I think it will lead to better conditions for renters and it will remove some of the barriers that stop people from renting.

“We have banned rental bidding to level the playing field for renters and landlords will no longer be able to encourage prospective renters to stretch themselves beyond their means and can’t discriminate against tenants on benefits or with children.

“We think the work we’ve done with landlord and tenant groups means we have a fair system that rewards good landlords and tenants but makes sure that bad landlords are held to account for the bad practices they’ve had in place.”

You can watch a clip of the Lords debate below

House_of_Lords_11_02_26_15_07_35(1)

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New tenant dumped items next door?

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New tenant dumped items next door?

Hi all, I have a new tenant who’s been in for less than one month since January and just found out they have dumped furniture onto next door’s drive.

The owner is away and has sent me a message saying this needs to be cleared, as they gave no permission for the items to be left there.

I have left messages and rang the new tenant, but have received no reply.

Has anyone come across this themselves and know what to do?

Can I terminate the AST? Do I need to issue a Section 8 notice?

Any advice would be greatly appreciated.

Thanks,

Chandresh

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Housing market shows signs of recovery but rents set to rise – RICS

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Housing market shows signs of recovery but rents set to rise – RICS

House prices appear to have stabilised, but supply remains constrained and rents are expected to rise, according to the latest RICS survey.

The Royal Institution of Chartered Surveyors (RICS) says that although tenant demand has increased, the ongoing imbalance between supply and demand is pushing rents higher.

The survey found that a net balance of +28% of respondents expect rental prices to increase in the near term.

Supply has declined

In the lettings market, the survey shows tenant demand edged higher in the three months to January, with a net balance of +13% reported.

This brings to an end two consecutive quarters in which readings were flat or slightly negative.

However, supply has declined, with the net balance for landlord instructions now standing at -24% and rents expected to rise.

The sales market in January 2026 saw subdued housing market activity, but saw some signs of positive growth.

According to the RIS survey, house prices at a national level appear to be stabilising, with the net balance for prices over the past three months standing at -10%, improving steadily from a low of -19% in October 2025.

However, regional disparities are widening, with price growth remaining strongest in Scotland and Northern Ireland. Upward trends are also being reported in the North West and the North of England. In contrast, London, the South East, South West and East Anglia continue to lag behind.

New buyer enquiries improved again in January, with the net balance rising to -15%, up from -21% in December and -29% in November, signalling easing downward pressure on demand.

Market conditions may be improving

RICS chief economist, Simon Rubinsohn, says there are signs the housing market is improving in the first few months of 2026.

He said: “There are early signs that market conditions may be improving after a challenging period, although activity levels are still subdued, meaning any recovery is likely to be gradual. While the strengthening twelve-month outlook is encouraging, near-term expectations remain relatively soft, reflecting ongoing economic uncertainty.

“Whether this tentative improvement develops into sustained momentum will depend heavily on the trajectory of mortgage rates and broader macro confidence over the coming months.”

RICS reports that expectations for sales over the next three months eased to a net balance of +4%, reflecting short-term caution. However, optimism over the next twelve months has surged to +35%, the strongest reading since December 2024.

Price expectations show a similar pattern, with +43% of respondents anticipating higher prices over the year ahead, the most positive outlook since February 2025.

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Government clarifies deposit rules under Renters’ Rights Act

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Government clarifies deposit rules under Renters’ Rights Act

The government has published new guidance on deposits when giving notice to tenants.

The latest clarification comes as the Renters’ Rights Act comes into force on 1 May 2026.

The government says landlords must place a tenant’s deposit in a government-approved tenancy deposit scheme such as the Deposit Protection Service (DPS), MyDeposits or the Tenancy Deposit Scheme (TDS).

Landlords must show tenant’s deposit was protected

Under its clarification, the government says that to use most possession grounds landlords must show that the tenant’s deposit was protected in a government-approved scheme and that they complied with the scheme’s requirements when the deposit was received.

They must also have provided the tenant with the required information about the deposit protection scheme, known as “prescribed information”.

The guidance adds that a court will only grant landlords a possession order to evict a tenant if deposit requirements have been met.

Landlords must have placed the deposit in a government-approved tenancy deposit scheme, complied with the scheme’s requirements and given the tenant the correct information.

A possession order can also be granted if the landlord has returned the deposit to the tenant, either in full or with any deductions agreed with the tenant. It may also proceed if the tenant challenged the landlord through the court over whether deposit protection requirements were met and the case has since been decided, settled or withdrawn.

However, these rules do not apply to grounds 7A or 14 for antisocial behaviour.

More information on the clarifications can be viewed here.

What details must be included in tenancy agreements

The news comes as the government announced last month what details must be included in tenancy agreements.

The information could be subject to change, with the final version expected in March, but is unlikely to change much before the Renters’ Rights Act comes into force on 1 May.

The government has also confirmed that existing tenancies already in writing will not need to provide a new tenancy agreement, but will be expected to provide a separate information sheet to tenants outlining the changes in the Act or face fines.

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