Property118 launches the UK’s largest ever landlord sentiment survey

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Property118

Property118 launches the UK’s largest ever landlord sentiment survey

At midday today, Property118 launched what is expected to become the UK’s largest recurring landlord sentiment survey, reaching 47,886 members across its network.

The objective is simple, but long overdue: to give landlords a clear, consistent voice, backed by real data, rather than anecdote.

For years, policy debates have been shaped by selective evidence, lobbying narratives, and lagging official statistics. What has been missing is a reliable, repeatable measure of how landlords themselves are actually thinking and behaving in real time.

This survey is designed to change that.

A live picture of landlord decision-making

The survey takes less than three minutes to complete, yet the questions go directly to the heart of the decisions landlords are making right now.

Participants are asked about:

• Whether their portfolios have grown, shrunk, or remained stable over the past two years
• Their likely direction of travel over the next 12 months, including buying, selling, or exiting
• Whether they expect to refinance in the coming year
• The factors most likely to influence both acquisition and disposal decisions
• Preferred ownership structures for future purchases
• The role of life insurance in managing risk and legacy planning
• Age profile, providing context to long-term decision making

Each question has been deliberately framed to capture behaviour, because what landlords say they feel is interesting; what they are actually planning to do is far more valuable.

Why this matters now

There is a growing disconnect between how the sector is portrayed and what is happening on the ground. Legislative changes, tax policy, and regulatory pressure have all combined to create a sense of uncertainty. Many landlords are not reacting immediately, but they are reassessing, often adjusting strategy rather than making headline decisions.

That kind of shift rarely shows up in official data until it is too late. This survey is designed to capture those early signals.

It is not just about whether landlords are selling. It is about understanding why, when, and under what conditions they might change course. Equally, it identifies what would give landlords the confidence to invest again.

Built for consistency, not a one-off headline

This is not a single survey designed to generate a one-off headline. Property118 intends to run this survey at the end of every quarter, creating a consistent data series over time. That consistency is what will give the results real weight. Trends will begin to emerge, confidence levels can be tracked, and behavioural shifts can be identified before they become visible elsewhere.

In time, this will provide something the sector has never had before, a reliable benchmark for landlord sentiment.

From data to influence

The intention is not simply to publish results, but to use them. Aggregated findings will be shared with lenders, policymakers, journalists, and industry bodies. The aim is to ensure that decisions affecting the private rented sector are informed by real behaviour, not assumptions.

There is also a commercial reality underpinning this. Lenders, brokers, and insurers all operate more effectively when they understand the direction of travel within the landlord community. Better data leads to better products, better risk assessment, and ultimately more stable outcomes for everyone involved.

Early indicators to watch

While results will not be published until later this week, there are already some key areas of interest:

• The balance between buying, selling, and holding
• Appetite for refinancing in a higher rate environment
• The extent to which ownership structures are shifting
• Whether life insurance is becoming a more mainstream risk management tool
• How age influences decision-making across portfolios

Each of these points speaks to a broader question: are landlords retreating, repositioning, or preparing for the next phase?

A collective voice

Perhaps the most important aspect of this initiative is participation. With nearly 48,000 landlords invited, even a modest response rate will produce one of the most meaningful datasets the sector has seen.

For landlords, this is an opportunity to contribute to something that goes beyond individual portfolios. It is a chance to shape the narrative with evidence rather than opinion.

The results will be published on Property118 later this week, and for once, the story will be told using the landlords’ own data.

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Why Whole of Life in trust might be the most misunderstood legacy savings plan available

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Property118

Why Whole of Life in trust might be the most misunderstood legacy savings plan available

Most landlords do not think of insurance as a savings strategy; they see it as a cost. A necessary one perhaps, but still a cost. That instinct is understandable, because most forms of insurance are designed to protect against events that may never happen – e.g. buildings insurance, liability cover, rent guarantee, etc. – you pay the premium and hope you never need to claim.

Whole of Life insurance written in trust sits in a very different category. It is not protecting against a possibility; it is planning for a certainty.

The difference most people overlook

Every landlord who has built a meaningful portfolio faces the same eventual outcome. At some point, their estate will be assessed for inheritance tax. This is not a remote risk; it is a known future event. That distinction matters because it changes how the numbers should be viewed.

A typical scenario might look like this. A couple in their fifties are quoted around £770 per month for £1 million of cover. The immediate reaction is to view that as an outgoing of £770 leaving the household each month, but let’s look at it another way. That £770 is not disappearing; it is being converted into a guaranteed future payout that will be triggered at exactly the moment the liability arises. In that sense, it behaves far more like a ring-fenced legacy fund than a traditional insurance policy.

A savings plan with a defined purpose

Most savings plans are open-ended, in that you build capital over time and then decide later how it will be used – for example: retirement income, reinvestment, gifting, or simply holding cash for optionality.

Whole of Life in trust works in reverse.

The purpose is defined first, e.g. cover the inheritance tax liability.

The funding mechanism is then structured to deliver that outcome with certainty.

For property investors, this clarity can be particularly valuable. Their wealth is often tied up in appreciating assets that generate income but do not easily convert to cash at short notice. A policy written in trust creates liquidity precisely where the portfolio cannot.

Why it often outperforms “do nothing and invest”

A common objection is that the premiums could instead be invested elsewhere. On the surface, that seems reasonable. £770 per month invested over time could accumulate into a substantial sum.

However, the problem is not the potential return, it is the timing and certainty, because inheritance tax does not wait for markets to be favourable. It does not pause while assets are sold. It does not adjust based on whether a portfolio is temporarily illiquid. Instead, it becomes payable when the estate is assessed, and an investment portfolio may or may not be worth the right amount at the right time, whereas a Whole of Life policy is designed specifically to be. That difference removes a layer of uncertainty that many families only recognise when it is too late.

The trust structure changes everything

The “in trust” element is often treated as a technical detail, but in reality, it is fundamental.

When structured correctly, the policy proceeds do not form part of the estate. Instead, they are paid directly to trustees, who can then use the funds to settle the inheritance tax liability. This avoids two critical problems. First, it prevents the payout from increasing the taxable estate. Second, it ensures that funds are available immediately, rather than being locked inside the probate process.

For families with property portfolios, this can be the difference between orderly succession and forced decision-making under pressure.

Certainty versus flexibility

There is a broader philosophical point here. Many financial strategies prioritise flexibility. Keep options open, retain access to capital, adapt as circumstances change.

That approach has merit during the accumulation phase, but legacy planning is different. At that stage, certainty often becomes more valuable than flexibility.

Whole of Life in trust is, in effect, a decision to exchange a known monthly cost for a known future outcome. For some, that trade-off will feel restrictive. For others, it provides a level of clarity and control that no other structure quite replicates.

Why timing matters more than the product

As our previous article demonstrated, the availability and pricing of cover can change quickly. Health events, even relatively minor ones, can alter the economics permanently.

The irony is that the best time to consider this type of planning is often the moment when it feels least urgent. That is also the moment when it is most efficient.

A different way to think about legacy

Seen through the right lens, Whole of Life in trust is not simply about covering a tax bill. It is about protecting the integrity of a lifetime’s work. It allows a property portfolio to pass intact, without the need for distressed sales, emergency borrowing, or compromises that undermine long-term plans.

For many landlords, that is the real objective. Not just to build wealth, but to pass it on in a controlled and deliberate way.

In that context, the question is not whether the premiums represent good value in isolation, the question is whether the outcome they secure is worth the cost.

Final thoughts

Most savings plans are judged on growth, Whole of Life insurance in trust should be judged on certainty, and for families whose wealth is tied up in property, certainty at the right moment can be the most valuable asset of all.

In terms of viability, £770 per month for £1 million of cover works out at roughly £9,200 per year. Even over 30 years, that is in the region of £276,000 in total premiums. They would need to live a very long time before the premiums paid exceed the £1,000,000 payout. More importantly, the outcome is not linear. They could pay a single premium and die the following month, in which case the full £1 million is paid. Also, if they were to delay they could suffer a change in health, and find the same cover is no longer available on comparable terms.

Get A Quote

Our research into Whole of Life insurance was kindly assisted by Alice Ward-Smith, a whole of market, FCA regulated, Independent Financial Adviser.

To arrange a free consultation with Alice or her team, please complete and submit the form below.

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Is Shelter still a housing charity?

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Property118

Is Shelter still a housing charity?

What exactly is Shelter?

Most donors believe they know the answer.

The name itself suggests a simple mission: providing shelter to people who need it, but organisations evolve, campaigns expand, roles change. Over time, the question becomes less straightforward.

Several years ago, David Knox FCA asked whether Shelter had become something more than a traditional housing charity.

At the time, the question sparked debate.

Today, with Shelter playing a major role in shaping housing policy and public perception of the private rented sector, it is worth asking again.

What Shelter does — and does not — do

Shelter does not own or manage housing stock.

It does not operate as a social landlord.

It does not directly provide accommodation under its own portfolio.

Its core activities are:

• Policy advocacy
• Advice services
• Legal casework
• Research
• Campaigning

There is nothing improper about that, many charities operate in advisory or advocacy roles.

However, the name “Shelter” carries a strong semantic association with physical housing provision. The word itself implies roofs, beds and bricks, but the operational reality is different.

David Knox FCA believed that donors to Shelter should understand that distinction clearly.

From advice provider to policy influencer

Shelter’s role in housing reform debates has expanded over the past decade.

It has been prominent in campaigns relating to:

• Abolition of Section 21
• Renters Rights Act
• Landlord Licensing
• Increased compliance
• Please feel to mention others in the comment section below this article.

Its press releases are frequently cited in national media, its statistics enter parliamentary debate, and its representatives appear in consultation processes.

This places Shelter not merely in the role of service provider, but in that of policy actor.

When an organisation influences legislation affecting millions of private landlords and tenants, scrutiny of its institutional positioning becomes legitimate.

Statutory funding and contractual relationships

Shelter receives statutory grant and contract income.

This means it operates partly within publicly funded frameworks while simultaneously campaigning for policy change in the same housing system.

Again, this is not inherently improper.

However, it raises structural questions:

• To what extent does statutory funding influence strategic direction?
• How independent is campaigning from contractual obligations?
• Is Shelter best understood as an advocacy charity, a public service contractor, or both?

Institutional hybridity is increasingly common in the third sector, but it can also complicate public perception.

The campaigning dimension

Shelter’s campaigns frequently frame the private rented sector in adversarial terms.

Headlines highlight eviction surges, illegal practices and insecurity.

From Shelter’s perspective, this is advocacy for tenants.

From many landlords’ perspective it feels like systemic characterisation of the sector as problematic.

Campaigning is not neutral by design, it emphasises urgency.

The question is not whether Shelter campaigns. It does. The question is whether its institutional identity is more aligned with campaigning than with traditional charitable housing service provision.

David Knox’s discomfort lay precisely there.

Influence and accountability

When a charity; shapes media narratives, influences legislative reform, receives statutory funding, and operates nationally at scale, it occupies a space closer to institutional actor than purely benevolent service provider.

With influence comes heightened expectation of transparency and proportionality.

So far in this series we have examined financial scale and statistical framing.

Taken together, they demonstrate that Shelter is a significant participant in shaping housing policy, not a peripheral voice.

That makes institutional clarity essential.

Brand versus function

The final question is one of alignment.

Does the brand name “Shelter” accurately reflect its primary operational activity?

For many donors, the intuitive assumption is direct housing provision.

In practice, the organisation provides advice, representation and campaigning.

There is nothing inherently misleading about that distinction, provided it is understood.

What matters is clarity.

Returning to David’s question

David Knox did not argue that Shelter should cease to exist; he argued that large, influential organisations should withstand scrutiny without defensiveness.

He read the accounts because Shelter influenced the policy environment in which landlords operate.

That remains true.

Shelter is:

• A major charity
• A campaigning voice
• A policy participant
• A statutory contractor
• A media source

It is not a housing provider in the traditional sense.

Understanding that institutional profile allows readers to interpret both financial figures and statistical claims with appropriate context.

That is not hostility; it is perspective.

About David Knox FCA

David Knox FCA, who wrote for Property118 under the pseudonym “Appalled Landlord”, passed away on 21 January 2020. His investigative work, including his scrutiny of Shelter’s published accounts, remains available in the Property118 archives. This series of articles revisits the same type of publicly available source material in the analytical spirit of his work. A tribute to David can be read here.

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Renters’ Rights Act: risk minimisation

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Property118

Renters’ Rights Act: risk minimisation

Like it or not, the Renters Rights Act is just weeks away now, so for those of us who have not already completely sold up, we need to take this seriously.

The Renters’ Rights Act has left landlords feeling betrayed, exposed, and, in many cases, trapped, but there is a way for landlords to reduce risk.

There are big differences between understanding the Renters’ Rights Act, feeling exposed by it, expressing grievances, and regaining peace of mind.

Over the past few months, landlords have read the summaries, followed our updates, and debated what it might mean. However, as implementation gets closer, the conversation is becoming less about legislation and more about personal exposure, because once you strip everything back, the issue is not legal, it’s financial.

Lenders are also feeling this pressure

Howard Reuben, founder of Assured Protect and a long-standing Property118 sponsor, has built a specialist proposition in this area.

Several buy-to-let lenders have recently invited his team to present to their national teams, reflecting the growing importance of risk-reduction in the current environment.

Assured Protect works with a panel of over 200 insurance markets, including Lloyd’s syndicates and direct providers, and has recently expanded its advisory team following a partnership with an insurance consolidator.

The new Assured Protect Rent Guarantee Insurance policy provides up to £100,000 legal expenses protection per claim, providing the money to cover legal costs and expenses to help pursue or defend your legal rights arising from a claim involving all of the following:

• Rent Recovery: Covers the costs and expenses of pursuing a tenant over unpaid rent.
• Tenant Eviction: Covers the costs and expenses of obtaining vacant possession from the tenant.
• Tenant Property Damage: Covers the costs and expenses of pursuing the tenant for damage to the property.
• Legal Defence: Covers the costs and expenses of defending you in relation to civil or criminal court proceedings arising from the letting of the property.
• Property and Squatter Protection: Covers the costs and expenses of pursuing a third party in relation to a nuisance, a trespass, unauthorised occupation or damage caused to the property.
• Court Attendance: Cover for loss of salary for your time off work if you are required to attend a court or tribunal.
• Tax Protection: Covers the costs and expenses of representing you in a Tax Enquiry or Cross Tax Enquiry, PAYE disputes, VAT disputes.
• Rent Guarantee: Covers the cost of unpaid rent before vacant possession is obtained.

A hugely comprehensive policy providing landlords with massive peace of mind.

Individual properties and tenancies can be covered and property portfolios can also be wrapped up in to one policy, with one Direct Debit, too.

If the rent stopped tomorrow, how long could you carry your portfolio?

You have probably already run the numbers.

In the real world, we are all acutely aware that notices take time, courts are slow, and possession is no longer something you can rely on happening quickly. Nevertheless, there is a way for landlords to reduce cashflow risks resulting from the Renters Rights Act, and Howard’s team at Assured Protect would welcome the opportunity to discuss it further with you.

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Northern Ireland politician calls for rent controls to stop spiralling rents

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Property118

Northern Ireland politician calls for rent controls to stop spiralling rents

Rent controls do not work for landlords, but they do work for tenants, claims a Member of the Legislative Assembly (MLA) in Northern Ireland.

Speaking during Members’ Statements in the Northern Ireland Assembly, Gerry Carroll MLA claimed the Minister for Communities has failed to tackle the housing crisis in Northern Ireland and called for rent controls to be introduced.

The news comes after Northern Ireland landlords could soon face some of the longest Notice to Quit periods in the UK under new legislation.

Do not want to challenge private landlords

Mr Carroll explained he’s developing a Member’s Bill to introduce rent controls and an abolition of no-fault evictions.

He said: “It has been reported in the news that private rents have increased by 50% in the past five years. That is obviously shocking and appalling and should be condemned, but it is not entirely surprising.

“The Executive parties have failed on private rents: in my view, they do not want to challenge private landlords.

“We have gone way beyond the point of not wanting to annoy or aggravate people. This is a question of power and what parties here will do to challenge power and wealth: the power and wealth of private landlords.

“I am developing a Member’s Bill on housing that, hopefully, after going through the hurdles, will deal with some of the problems. It will aim to freeze rents for a period of years, introduce a no-fault eviction ban to ensure that people cannot be evicted by their landlords and, over a period, introduce rent reductions.”

Rent controls work for tenants

He adds: “It is the view of many people, not just me, that the Minister for Communities has absolutely failed to tackle the housing crisis, particularly in the private rented sector, hence my Member’s Bill and other people’s action on housing.

“The Minister, alongside his party colleagues and others, has tried to pour cold water over rent controls and caps. To paraphrase him, he says that they do not work and that he fears that they would be counterproductive.

I say this: rent controls do not work for landlords, but they clearly work for private renters by reducing the money that comes out of their account every month and, obviously, putting more money in their pocket.

“To the Minister and his officials, if they are listening, I say this: rent controls exist in various countries, including Denmark, Malta, Sweden, the Netherlands, Spain, Germany and France. They are not perfect, but they exist. It is time for rent controls and rent reductions to ease the pressure on private renters and put more money back in their pockets.”

Rent controls do more harm than good

However, as previously reported by Property118, rent controls do more harm than good and actually do far more damage than benefit tenants.

According to the Institute of Economic Affairs (IEA), while rent controls may initially lower rents for existing tenants, they typically lead to higher rents in uncontrolled sectors and reduce housing supply and quality.

Even in Scotland, the rent cap has been blamed for soaring rents, which have increased by 11.6%.

Data by Hamptons reveals Scottish landlords are increasing rents at a faster pace than anywhere else in Great Britain because of rent controls reshaping the market.

Lead analyst at Hamptons, David Fell, said: “The evidence from Scotland suggests that rent controls rarely work as intended.

“At best, they delay rent increases; at worst, they set a new benchmark where landlords feel compelled to increase their rents every year by the maximum allowed.

“Faced with uncertainty over future rules, many landlords choose to raise rents little and often rather than risk falling far below market levels.”

You can watch Mr Carroll’s full statement from 36:02 below

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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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