Have any landlords here used part exchange or quick-sale property companies?

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Property118

Have any landlords here used part exchange or quick-sale property companies?

I am a long-time reader of Property118 and would be grateful for the views of others who may have direct experience of something I have been thinking about recently.

My perception is that many UK property developers seem to have tie-ups with companies that help facilitate part exchange deals. In other words, the developer promotes the service, but another business may actually handle the purchase or onward sale of the existing property. That may be a misunderstanding on my part, which is why I am asking.

It made me wonder whether similar companies might also be useful for landlords who want to sell residential property without going through the usual estate agency route.

When people talk about selling through an agent, the focus is often on achieving the highest possible price. That is understandable, but in the case of rental property, the true cost of selling might be more complicated. For example, if the property is tenanted, some buyers will only proceed with vacant possession. That can create a number of issues, such as:

• the cost and delay of obtaining vacant possession
• the risk of tenants stopping rent once notice has been served
• legal costs if matters become contested
• mortgage payments continuing during the process
• insurance and utilities still needing to be paid
• council tax, sometimes at higher rates once empty
• loss of rental income during any void period
• redecorating to make the property saleable
• replacing tired carpets or flooring
• updating kitchens or bathrooms to attract owner-occupier buyers
• gardening, clearance, and general presentation costs
• estate agency fees on completion
• months of uncertainty while waiting for a buyer
• chains collapsing or buyers renegotiating late in the day

By the time all of that is added together it’s a lot of hassle and what’s the true cost?

On this basis I can see why some landlords might accept a slightly lower price in exchange for:

• speed of sale
• certainty
• no chain
• fewer viewings
• less stress
• quicker access to capital
• avoiding months of holding costs

For landlords with one property, or larger portfolio owners looking to reduce holdings, that could potentially be attractive in the right circumstances. On the other hand, I appreciate there may be downsides such as lower offers, hidden costs, or deals being renegotiated later.

I would therefore be very interested to hear from readers who have used any of the following:

• developer part exchange schemes
• quick house sale companies
• property buying firms
• auction sales
• assisted sale services
• any other alternative route to sell rental property quickly

If you have used one, was your experience positive or negative?

Did they offer a fair price?

Did the transaction complete smoothly?

Would you use them again?

If you have never used one, would you consider it, or would you always choose the open market?

I suspect many landlords may face this sort of decision over the next few years, so real experiences could be helpful to others.

Many thanks in advance for any replies.

EDITORS NOTE

If you are a company providing these types of services we would very much like to hear from you. Please see our contact us page

If you are a Property118 reader and are weighing up your own strategy, whether that involves holding, restructuring, or reducing your portfolio, it is worth stepping back and reviewing how everything fits together.

Our consultancy does not start with a recommendation. It starts with understanding what you are trying to achieve, and whether your current structure supports that.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to think about how their assets will serve them over the next phase.

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Landlord possession cases surge ahead of PRS reforms

admin    Uncategorized     agents

Property118

Landlord possession cases surge ahead of PRS reforms

Landlords are accelerating possession activity ahead of the Renters’ Rights Act being implemented on 1 May, with activity rising sharply as existing routes remain open.

Figures released by Landlord Action show instructions rose by 60% in March compared with the same month last year.

Enquiries climbed 75%, the largest monthly increase the firm has recorded.

The uplift comes as the Act removes Section 21 and redirects landlord possession cases towards a court-led route.

Said this would happen

The firm’s founder, Paul Shamplina, said: “This is exactly what we said would happen. As Section 21 is phased out, landlords are acting now while they still have certainty, because many are not confident in what replaces it.

“From the conversations I have been having with landlords across the country, there is still a great deal of confusion about how possession will work in practice, alongside growing concern about compliance, court delays, rent arrears and rising mortgage costs.

“That combination is pushing landlords into making decisions earlier than they otherwise would.”

He added: “Some landlords are choosing to exit the sector altogether, while others are regaining possession now rather than risk being unable to do so later.

“While possession activity will inevitably slow once these changes come into force, much of the damage will already have been done.

“Good landlords leaving the market and tenants losing homes in circumstances where, previously, no action would have been taken.”

Possession case grow

Across the first quarter, possession instructions were up 32% year-on-year, while enquiries increased by 23%.

Instructions are rising more quickly than enquiries.

Landlord Action says that landlords who had paused are now moving, and moving faster, progressing cases that had previously been delayed.

Section 21 still dominates possession work handled by the firm and in March, it was used at almost three times the rate of Section 8.

Section 21 evictions increase

In the first three months, Section 21 instructions increased by 43% year-on-year.

This volume of cases will shift into Section 8 once Section 21 is removed, bringing more claims into the courts where many would not have required that route before.

Even a partial transfer of these cases adds to existing court workloads.

What has largely been an administrative process becomes court-driven, with longer timelines and more procedural steps for both landlords and tenants.

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Renters’ Rights Act sees ‘hobby landlords’ leave the sector

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Property118

Renters’ Rights Act sees ‘hobby landlords’ leave the sector

Hobby landlords are increasingly leaving the PRS because of the Renters’ Rights Act, while other landlords will increase tenant checks and tighten letting criteria, raising questions about rental home access for some potential tenants.

Those are the views of Louisa Sedgwick, the managing director of mortgages at Paragon Bank, who was speaking on a podcast hosted by Tom Bill, the head of UK residential research at Knight Frank.

She said landlord behaviour is shifting ahead of the 1 May start date.

Ms Sedgwick pointed to changes around rent in advance and affordability checks, which are beginning to influence decision-making.

Landlord behaviour changes

She said: “I think what will happen without a shadow of a doubt, and you are already seeing this, is that the due diligence that landlords will do on any new tenant will be significantly higher than it has been in the past.

“A tenant can now no longer pay rent in advance, and that might have been a way to secure a property if they had a previous poor credit history or they weren’t working or relying on universal credit.”

She added: “We’ll see more vulnerable tenants not being able to secure properties as a result of the Renters’ Rights Act.”

Landlords are leaving

Ms Sedgwick said a combination of tax changes and higher stamp duty is feeding into landlord exits.

She said: “There is absolutely a move towards hobby landlords leaving the sector.

“It just becomes harder, and I think this is kind of the point where landlords say, unless I’m going to do this either as a full-time role or certainly concentrate and focus time and effort on making sure that I can make this a viable business, then I’m actually going to move out of the sector.”

Rental stock decline

Tom Bill said rental home supply continues to influence conditions.

He said: “The decline in available stock means tenants are competing more intensely in some parts of London.

“Landlords who remain are operating in a market where yields have adjusted alongside weaker sales prices.”

Ms Sedgwick also outlined her involvement in discussions with government and industry bodies during the legislative process.

More problems to come

She said: “My feeling was that this was in the Labour Party manifesto, and as such, they were going to implement it.

“So, regardless of whether or not they understood and were listening, I think that they’d reached the point where there was just no going back on this particular change in legislation.”

Further changes to rented homes will come with the Minimum Energy Efficiency Standard requirements, targeting an EPC C rating by 2030.

Ms Sedgwick said: “This particular change in legislation I think is going to be bigger and potentially more demanding because I don’t believe we’ve got the infrastructure to support it.”

Community of landlords

She continued: “We’re talking 1,800 properties per day that will need to be upgraded by October 2030.

“We don’t have the tradespeople because they’re busy building the 1.5 million homes that have been committed to from this government.”

She said the sector is shifting in structure, adding: “You’ve seen the move towards larger apartment blocks with concierges and gyms that have been built by insurance and investment companies.

“It is going to be a community of landlords that do this as part of their everyday roles as opposed to doing this just as a hobby or off the side of the desk.”

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Why landlord sentiment may now matter more than policy announcements

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Property118

Why landlord sentiment may now matter more than policy announcements

Policy changes often dominate headlines, but their real impact depends on how landlords respond. According to the Property118 Landlord Sentiment Survey Q1 2026, landlord sentiment may now be a more immediate indicator of market direction than policy announcements alone. Based on 2,380 completed responses, 57% of landlords plan to reduce their portfolios, while only 6.8% intend to expand. You can review the full findings here.

The implication is clear: policy sets the framework, but sentiment drives behaviour.

From policy to response

Policy changes influence the environment in which landlords operate, but they do not determine outcomes directly. What matters is how landlords interpret and respond to those changes. The survey data captures those responses in real time. It reflects not just awareness of policy, but the decisions that follow. This is where sentiment becomes critical.

Behaviour reflects perception

Landlord behaviour is shaped by perception as much as by fact.

If landlords perceive the environment to be more complex, less predictable or less aligned with their long-term objectives, their behaviour will adjust accordingly. This may lead to reduced investment, increased selling or a shift towards holding.

The survey findings show that these adjustments are already underway.

Why sentiment leads

Traditional indicators such as transaction volumes or price movements are inherently backward-looking, but by the time changes appear in those metrics, the underlying decisions have already been made. Sentiment, by contrast, provides an earlier signal.

The Property118 dataset shows how landlords are thinking before those thoughts translate into action. This makes it a leading indicator.

A shift in focus

Understanding the importance of sentiment changes how the market should be analysed. Rather than focusing solely on policy announcements or retrospective data, greater attention can be given to how landlords are reacting in real time. This provides a more immediate and, in many cases, more accurate view of direction.

A more responsive measure of change

The data suggests that landlord sentiment is becoming a key measure of market movement. As the survey series continues, it has the potential to offer a consistent view of how sentiment evolves alongside policy and market conditions.

For now, one conclusion stands out: policy may define the rules, but landlord sentiment is increasingly determining how the game is played.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

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

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Social housing landlords in Scotland warned over rising financial pressures

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Property118

Social housing landlords in Scotland warned over rising financial pressures

Scottish social housing landlords could face millions of pounds in lost rental income due to growing financial pressures on the sector.

Analysis of the Scottish Housing Regulator’s (SHR) latest financial projections by Mobysoft shows the sector’s continued reliance on rent to cover rising costs.

Social housing landlords in Scotland are also facing additional pressures, including compliance with Awaab’s Law, which requires damp and mould issues to be fixed within strict timeframes.

Financial headroom is being squeezed

According to the data, between 79% and 81% of social housing landlord income is expected to come directly from rent.

The SHR’s projections up to 2029/30 assume above-inflation rent increases and consistently high collection rates. At the same time, 74% of tenants report concerns about the future affordability of rent.

Chris Magennis, Mobysoft regional director (Scotland), said: “Recent history has taught us that our operating environment can evolve quickly.

“This can have huge cost implications, as we’ve seen with damp and mould investment. Social housing landlords need to be able to adapt, and quickly.

“As financial headroom is being squeezed, we will see business models increasingly reliant on the ability to maintain very high levels of rent collection.”

Limited scope to diversify revenue

Mr Magennis added: “Rent collection performance can no longer be viewed solely as an operational issue.

“With limited scope to diversify revenue, even small fluctuations in arrears performance risk squeezing already tight financial headroom, reducing capacity to invest in existing homes and limiting resilience to future economic shocks.

“Boards and executive teams should be seeking assurance on stress-testing income under lower collection scenarios, strengthening early warning indicators for arrears, reviewing strategies for recovering former tenant debt, and ensuring income teams have the capacity and data intelligence required to respond to a rapidly evolving operating environment.”

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Landlords’ next move will define the direction of the rental market

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Property118

Landlords’ next move will define the direction of the rental market

The latest data does more than describe current sentiment, it points directly to what may happen next. According to the Property118 Landlord Sentiment Survey Q1 2026, the private rented sector is now at a point where landlord decisions will determine its future direction.

Based on 2,380 completed responses, 57% of landlords plan to reduce their portfolios, 6.8% intend to expand and a significant proportion are choosing to hold and reassess. You can review the full findings here.

The implication is clear: the next phase of the market will be shaped by what landlords choose to do next.

A sector driven by individual decisions

The private rented sector is not controlled by a single policy or institution. It is shaped by thousands of individual decisions made by landlords across the UK. Each decision to buy, sell, hold or exit contributes to the overall direction of the market.

The survey data provides a snapshot of those intentions at scale. When viewed collectively, those intentions form a clear directional signal.

A balance that is shifting

Markets are shaped by balance. When buying and selling activity are broadly aligned, the market tends to remain stable. When that balance shifts, the direction of travel changes, and the current data suggests that this balance has moved decisively. With significantly more landlords planning to reduce portfolios than expand, the sector is likely to experience a gradual shift in structure and activity.

Multiple paths from the same starting point

Not all landlords will respond in the same way. Some will continue to invest selectively, others will hold their positions and a growing number may choose to exit. This creates multiple potential pathways for the sector. The outcome will depend on how these different responses evolve over time.

This is why the Q1 2026 survey is significant, it provides an early indication of how those pathways may develop.

Timing will play a key role

Intentions do not always translate immediately into action. As highlighted in the wider dataset, many landlords are delaying decisions, choosing to wait for greater clarity before acting. This means that changes in the market may unfold gradually rather than all at once. However, delayed decisions can still shape outcomes. Over time, as those decisions are implemented, their cumulative effect becomes visible.

A defining period ahead

The private rented sector is entering a period where direction is not being dictated from the outside, but determined from within.

Landlords are reassessing their strategies, evaluating their options and deciding how they wish to engage with the market going forward.

For now, one conclusion stands out: the future of the rental market will be shaped not by policy alone, but by the collective decisions landlords make from this point onwards.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

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

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Crisis to buy homes in bid to become not-for-profit landlord

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Property118

Crisis to buy homes in bid to become not-for-profit landlord

A homeless charity has partnered with a bank to begin purchasing its own properties as it aims to become a not-for-profit landlord.

Crisis plans to buy its first homes by summer 2026, with a target of acquiring at least 100 properties across London and Newcastle over the next three years.

Working alongside Lloyds Banking Group, the charity warns that without further action, the housing crisis is likely to deepen.

Offer secure and affordable homes

Matt Downie, chief executive at Crisis, said: “With the support of Lloyds Banking Group, we can now kick-start our plans to become a not-for-profit landlord in the next few months.

“What this means is that we’ll be able to start to offer some of the people we support, people experiencing the very worst forms of homelessness, genuinely affordable, secure homes so that they can rebuild their lives.”

He adds:  “While this intervention is only part of the picture, and more needs to be done by the UK government to deliver social housing at scale, with the ongoing support of Lloyds Banking Group and the passion and commitment of their staff, we can start to make this important shift and put homes firmly at the heart of the solution to end homelessness.

“We’re delighted to be renewing our successful partnership with Lloyds Banking Group. At a time when homelessness has reached unprecedented levels, partnerships like this enable us to innovate and do things differently to better meet the challenges we face.”

End homelessness with homes

Charlie Nunn, group chief executive officer at Lloyds Banking Group, said: “We’re so proud to support Crisis’ landmark intervention to end homelessness with homes, by making it possible for the charity to acquire and manage housing for the very first time.

“This level of ambition and imagination is an inspiration. We need more of it, with strong collaboration, across the public, business and charity sectors. And it is in everyone’s interest to help initiatives like these to succeed.

The bank has also helped fund the launch of Crisis’s Good Place Lettings, which aims to tackle housing inequality by “bringing more social purpose to the private rental market.”

The news comes as more social homes are being sold or demolished than are being built.

Data by the Ministry of Housing, Communities and Local Government reveals in England, 16,291 social homes were either sold or demolished last year, yet just 10,807 social homes were built.

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Landlords delaying decisions as uncertainty shapes next moves

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Property118

Landlords delaying decisions as uncertainty shapes next moves

A defining characteristic of the current landlord landscape is not just what decisions are being made, but how many are being delayed. According to the Property118 Landlord Sentiment Survey Q1 2026, a significant proportion of landlords are choosing to hold their positions rather than commit to expansion or immediate disposal.

Based on 2,380 completed responses, while 57% plan to reduce portfolios and only 6.8% intend to expand, a substantial group are maintaining their current holdings. You can review the full findings here.

The implication is clear: uncertainty is influencing timing.

A wait-and-see approach

Holding a portfolio is not always a passive outcome. In many cases, it reflects a deliberate decision to wait for clearer conditions before acting. Landlords are choosing to observe how factors such as regulation, financing and market demand evolve before committing to their next move.

The survey data suggests that this approach is becoming more common. Rather than rushing into transactions, landlords are allowing time to assess their options.

Flexibility supports delay

The ability to delay decisions is closely linked to financial position. As highlighted elsewhere in the Property118 dataset, many landlords operate with low loan-to-value ratios and strong equity positions. This provides flexibility. Without immediate pressure from lenders or cashflow constraints, landlords can afford to wait, monitor conditions and choose their timing more carefully.

Uncertainty across multiple fronts

The current environment presents a number of variables.

Regulatory changes, tax considerations, financing conditions and broader economic factors all contribute to an uncertain outlook. In such an environment, delaying decisions can be a rational response. Rather than committing to a single course of action, landlords are preserving optionality.

This aligns with wider trends in the survey findings, including reduced appetite for expansion and increasing intentions to sell.

Implications for market activity

When a large proportion of landlords delay decisions, it can affect overall market activity. Transaction volumes may slow, particularly within the investment segment, as fewer landlords commit to buying or selling in the short term. At the same time, delayed decisions can build up over time, potentially leading to more concentrated activity later. This creates a different rhythm within the market and periods of relative inactivity may be followed by more pronounced shifts as decisions are eventually implemented.

A sector pausing before its next move

The data points towards a sector that is not static, but temporarily paused. Landlords are reassessing their position, considering their options and waiting for greater clarity before acting.

This is often a transitional phase.

For now, one conclusion stands out: many landlords are not choosing inaction, they are choosing timing, waiting for the right moment to act.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

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

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Landlords juggle multiple buy to let loans

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Property118

Landlords juggle multiple buy to let loans

Landlords with buy to let borrowing are now managing multiple mortgages across different lenders, with portfolios increasingly shaped by layered finance arrangements.

Pegasus Insight’s latest data shows that landlords with BTL loans hold an average of 6.5 mortgages, and these are typically spread across 2.1 lenders.

Total borrowing sits at £714,000, pointing to the scale of exposure across many portfolios.

The firm’s Landlord Trends Q4 2025 report also highlights that borrowing is rarely concentrated with a single provider.

Instead, landlords are operating across a mix of products, often with differing terms, maturity dates and refinancing points, sometimes overlapping.

Landlord borrowing structure

The firm’s founder and chief executive, Mark Long, said: “What stands out from the data is the degree to which landlord borrowing is structured across multiple products and lenders.

“For many, managing finance is no longer a one-off decision, but an ongoing process.”

He added: “What’s interesting here is not just the number of loans, but what that says about how landlords are operating.

“Managing multiple mortgages across different lenders requires a level of coordination and forward planning that simply wasn’t part of the model for many landlords historically.

“That creates both opportunity and exposure for borrowers.

“When financing is structured across several products, decisions in one part of the portfolio can have knock-on effects elsewhere, particularly around refinancing and cashflow timing.”

Tracking BTL repayments

Landlords with several lenders means their borrowing structure brings added demands around timing and coordination.

Managing several loans at once means tracking repayment schedules, product expiries and refinancing windows, often at the same time, across a portfolio.

There is also evidence of early action around refinancing.

Seven in 10 landlords began their most recent remortgage process at least three months before product maturity, suggesting preparation well ahead of deadlines.

Broker involvement continues to feature, particularly where borrowing spans multiple lenders or products.

Intermediaries remain widely used, especially among landlords with larger or more complex holdings.

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Portfolio landlords driving market direction, not small-scale investors

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Property118

Portfolio landlords driving market direction, not small-scale investors

A key takeaway from the latest data is not just what landlords are doing, but who is shaping those decisions. According to the Property118 Landlord Sentiment Survey Q1 2026, the private rented sector is increasingly driven by experienced portfolio landlords rather than small-scale or occasional investors.

Based on 2,380 completed responses covering 23,098 rental properties, the average landlord now owns 9.7 properties. You can review the full findings here.

The implication is clear: decisions made by portfolio landlords are shaping the direction of the market.

A different type of landlord

Public perception often centres on the idea of the small, part-time landlord with one or two properties, but the survey data presents a different reality.

With an average portfolio approaching 10 properties, many landlords operate at a scale that requires structured decision making, long-term planning and a clear understanding of financing and risk. These are not incidental investments, they are established property businesses.

Why scale matters

Portfolio size influences behaviour.

Larger landlords are more likely to:

• take a strategic view of their holdings
• assess long-term market trends
• consider financing structures in detail
• plan for succession and continuity

This is reflected in broader findings from the Property118 dataset, including a tendency towards lower leverage, a focus on simplification and a growing inclination to reduce or rebalance portfolios.

A concentration of influence

When a relatively small group of portfolio landlords controls a large number of properties, their collective decisions carry significant weight.

If such landlords choose to reduce exposure, hold rather than expand or exit entirely, the impact on supply and market activity can be substantial.

This creates a different dynamic from one driven by a large number of smaller investors.

The market becomes more sensitive to the strategic decisions of experienced operators.

Implications for policy and lending

Understanding who drives the market is important for those shaping it. Policy decisions, lending criteria and regulatory frameworks are often designed with a broad landlord base in mind. The data suggests that a significant proportion of the sector operates at a more advanced level. This raises questions about whether current frameworks fully reflect how the market functions in practice.

A sector defined by its decision makers

The survey reinforces a simple point; the future of the private rented sector is not determined solely by external conditions, but by the decisions of those who control the majority of its assets.

When those decision makers are experienced portfolio landlords, their actions set the direction.

For now, one conclusion stands out: the UK rental market is increasingly shaped by portfolio landlords, and their strategic choices are driving its evolution.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

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

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