More than one in four landlord sales have tenants in place

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Property118

More than one in four landlord sales have tenants in place

More than a quarter of landlords who sold a property over the past year did so with tenants still in place, research reveals.

According to data tracking how homes move through the private rented sector, landlords typically sold an average of 1.8 properties with sitting tenants.

The latest Pegasus Insight Landlord Trends survey shows that a tenant’s occupancy often continued despite a change in ownership.

Also, around 30% of homes sold by landlords were acquired by another landlord.

PRS is shrinking

The firm’s founder and director, Mark Long, said: “Landlord sales do not automatically mean a rental property disappears from the sector.

“In a meaningful minority of cases the property is simply being transferred from one landlord to another and sometimes sold with tenants already in place.”

He added: “However, the overall direction of travel still points to a shrinking PRS.

“When a substantial proportion of landlord sales are going to first-time buyers or other owner occupiers, it inevitably reduces the pool of homes available for rent.”

Policies must help landlords

The research highlights that the 30% of homes being sold to other landlords points to stock being transferred within the sector rather than leaving it entirely.

However, a larger share of sales involved buyers intending to live in the property.

First-time buyers made up 34% of purchases, while a further 29% went to other residential buyers.

Those transactions move homes away from the lettings market and reduce the number of properties available for rent.

Mr Long said: “Policymakers must recognise the cumulative impact of ever tighter regulation and rising taxation on landlords, particularly smaller operators.

“Many are deciding that the pressures and uncertainty are no longer worth it.”

He adds: “This is significant because the PRS provides homes for around 20% of the UK’s households, so policy decisions affecting landlords ultimately have consequences for tenants too.”

If you would like to discuss quickly selling your rental property with experts, contact Landlord Sales Agency:

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House prices rise 1.8% as regional divide persists

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Property118

House prices rise 1.8% as regional divide persists

The latest house price index from e.surv Chartered Surveyors puts the average price across Great Britain at £329,000 in February,

That’s the equivalent of an annual growth of +1.8%, and activity has strengthened during the first two months of the year.

The firm points to improved affordability, lower volatility in mortgage pricing and the return of buyers who delayed purchases last autumn.

Mortgage valuation volumes show that, historically, this level of valuation activity tends to translate into completed sales within two to three months.

House prices fall

However, house prices month-on-month show a –0.1% change, while quarter-on-quarter movement stands at –0.4%.

Affordability continues to influence buying decisions, particularly in higher value regions.

At the same time, lenders remain cautious around margins as borrowing costs fluctuate.

Regionally, Scotland continues to lead the market with annual growth reaching +4.3%.

The average property price is now £226,500.

Regional price rises

The North West and Wales follow closely behind with annual increases of +3.4%, and average prices of £249,000 and £235,500 respectively.

Yorkshire also posted annual growth of +3%.

Prices in the West Midlands rose +2.8% to £279,500, while the East Midlands recorded +2.3% growth with an average value of £266,000.

London remains weaker and prices are –2.5% lower year on year, extending a sequence of 34 consecutive months of annual declines.

In the South East and East of England, prices remain slightly higher than a year earlier with declines of between –0.6% and –0.7%.

Volatile backdrop

The firm also points to March beginning with an unsettled global backdrop and creating volatility across financial markets.

Swap rates have become less predictable, leaving a lending environment that differs from expectations earlier in the year.

Some lenders have already increased mortgage pricing or withdrawn products over the past week.

Despite that, current mortgage rates remain below levels recorded in late 2023.

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Follow the money: what Shelter’s own accounts reveal

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Property118

Follow the money: what Shelter’s own accounts reveal

Millions of people donate to Shelter believing they are helping to put a roof over someone’s head, but what happens to that money once it arrives?

The answer is not hidden, it is published every year in Shelter’s audited accounts, yet very few donors ever read them.

When David Knox FCA, known to Property118 readers as “Appalled Landlord”, began examining those accounts several years ago, he did something simple.

He took out a calculator.

What he found raised questions that have never been fully addressed.

This article revisits Shelter’s latest accounts to see what the numbers say today.

The headline numbers

Shelter’s 2024/25 annual report shows total income of £76.960m, compared with £81.331m in the previous year.

Of that, £49.628m is recorded as donations and legacies. This is the largest single income stream and represents the voluntary support of individual donors and supporters.

Statutory grant and contract income is shown at £9.400m.

Retail income is reported at £12.830m.

These figures alone tell a story of scale. Shelter is not a marginal campaign group, it is a substantial national organisation operating with an income comparable to mid-sized commercial enterprises.

Scale invites examination.

The cost of raising voluntary income

The accounts disclose £19.147m of expenditure on raising donations and legacies.

Placed alongside £49.628m of voluntary income, this produces a ratio of approximately 38.6p spent for every £1 raised within that income stream.

That figure is drawn directly from the audited notes. It is not an estimate and it does not rely on interpretation.

Shelter’s public messaging states that 29p of every £1 donated is spent on fundraising. The audited line item labelled “expenditure on raising donations and legacies” appears higher when expressed as a proportion of the voluntary income total.

There may be legitimate accounting explanations for this difference, including allocation methods and definitional scope. However, from the face of the accounts alone, readers cannot replicate the 29p figure by dividing the disclosed fundraising line by the disclosed voluntary income line.

David Knox’s earlier analyses focused on exactly this type of reconciliation question. His concern was not whether fundraising costs existed, but whether published summaries matched audited disclosure in a way that an ordinary donor could understand.

That question remains relevant.

Retail operations

Retail activity is often perceived as a dependable contributor to charity income. In 2024/25 Shelter reports retail income of £12.830m and retail costs of £14.831m.

After allocation of support costs, this produces a net loss of £2.001m on retail operations for the year.

Some might ask how a national retailer whose stock is mainly donated and has volunteer staff actally manages to lose money. It’s a fair question.

Retail losses do not automatically imply inefficiency. They may reflect strategic investment, restructuring, or property rationalisation. However, the headline assumption that charity shops are consistently profitable is not borne out by this year’s figures.

In previous years, retail produced modest surpluses. The current position represents a marked change and deserves attention.

Statutory income and organisational character

Shelter reports £9.400m in statutory grant and contract income for 2024/25.

This is materially lower than the voluntary income total but still significant. It confirms that Shelter operates partly within publicly funded frameworks, delivering services under contract or grant arrangements.

David Knox FCA previously questioned whether Shelter’s identity was closer to that of a campaigning body, a government contractor, or a traditional charity providing direct housing relief. The current accounts show a diversified income base combining donations, contracts and retail activity.

Shelter does not own or operate housing stock. Its primary activities are campaigning, advice, legal support, and research. Whether that aligns with public perception of the word “shelter” is a matter for readers to consider, but the operational model is clear from the financial statements.

Executive remuneration and scale

The accounts disclose the Chief Executive’s remuneration at £147,491 for the year.

Charity leadership pay is often controversial. Context matters. Shelter employs a large workforce and manages national operations. The appropriate level of executive pay is ultimately a governance question, but transparency in disclosure allows informed debate.

Again, this is consistent with David Knox’s approach.

What has changed since David’s review?

When David last examined Shelter’s accounts in detail, voluntary income was lower and the cost of raising it sat at around thirty pence in the pound.

The 2024/25 figures suggest both higher income and a higher proportional fundraising cost within the voluntary income category.

Total organisational income has grown, reinforcing Shelter’s influence in national housing discourse.

These are not minor movements. They reflect structural evolution over time.

Why this matters

Shelter plays an active role in shaping legislation affecting landlords and tenants across England and beyond. Its statistics are cited in parliamentary debates. Its press releases influence national media coverage. Its campaigns contribute to policy direction on issues such as eviction reform and tenant protections.

When an organisation exercises that degree of influence, scrutiny of its financial transparency is not hostility; it is accountability.

David Knox FCA understood that scrutiny and criticism are not the same thing. Scrutiny is the act of reading what is published and asking whether it aligns with what is said.

This article has done no more than that.

In the next part of this series, we will examine how Shelter’s public fundraising messaging aligns with its audited disclosures in more detail, and whether the reconciliation can be clearly demonstrated from the financial statements alone.

The arithmetic deserves careful reading.

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 archive. This series 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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