Landlords now 8x more likely to reduce portfolios than expand

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Property118

Landlords now 8x more likely to reduce portfolios than expand

A clear shift is emerging in the UK private rented sector, and it is not subtle. According to the Property118 Landlord Sentiment Survey Q1 2026, landlords are now significantly more likely to reduce their portfolios than grow them, pointing to a structural change in the direction of the market.

Based on 2,380 completed responses, covering a combined total of 23,098 rental properties, the survey provides one of the most detailed real-time snapshots of landlord behaviour currently available. You can read the full survey results here.

The headline figure is stark: 57% of landlords say they plan to reduce their portfolios over the next 12 months, compared with just 6.8% who intend to expand. That makes landlords more than eight times as likely to sell than to buy.

This is not a marginal imbalance; it is a decisive shift.

A market moving in one direction

At a surface level, the figures might suggest a cooling market, but the reality is more significant. When more than half of landlords are planning to reduce exposure, and fewer than one in fourteen are looking to grow, the direction of travel becomes difficult to ignore. This is not a market in equilibrium; it is a market contracting.

As the survey data published by Property118 shows, these responses were not drawn from a fringe audience. The average respondent owns 9.7 rental properties, which means these are decisions being made by experienced, commercially minded portfolio landlords.

Strategic decisions, not distress

One of the more revealing aspects of the data is what sits behind these decisions. The same Property118 Landlord Sentiment Survey Q1 2026 shows that a significant proportion of landlords are operating with relatively low leverage, with many holding loan-to-value ratios below 50%, and a notable percentage owning properties outright with no borrowing at all. This matters because it suggests that the decision to reduce portfolios is not being driven primarily by financial distress or forced sales. Instead, it points towards a more deliberate, strategic repositioning.

Landlords are choosing to step back.

A signal for policymakers and lenders

The implications extend beyond individual landlords.

A sustained imbalance between sellers and buyers has the potential to reshape supply dynamics across the private rented sector. Fewer landlords expanding means fewer new properties entering the rental market, while increased selling activity may reduce available stock over time, particularly if properties are sold to owner-occupiers.

For lenders, brokers and policymakers, the message is clear: Landlord behaviour is changing, and it is changing in one direction.

The beginning of a trend

This survey represents the first in a planned quarterly series, meaning the figures provide an early indication rather than a one-off anomaly.

If similar patterns emerge in future quarters, the Q1 2026 results may come to be seen as the start of a longer-term structural shift in how landlords engage with the market.

For now, one conclusion stands out: Landlords are not expanding, they are consolidating, repositioning and, in many cases, quietly exiting.

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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83% of housing growth came from private landlords

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Property118

83% of housing growth came from private landlords

The overlooked statistic from England’s housing data that could reshape the policy debate.

Housing debates in Britain often start from a familiar assumption; that the growth of the private rented sector reduced housing supply by diverting homes away from first-time buyers, but one statistic tells a very different story.

Between 1996 and 2013, the number of dwellings in England increased from 20.3 million to 23.3 million homes, and during that same period the number of privately rented homes rose from around 2.0 million to 4.5 million. In other words, roughly 2.5 million of the additional homes appeared within the private rented sector.

That means the private rented sector accounted for around 83% of the increase in England’s housing stock during that period.

The statistic was highlighted back in 2016 by Property118 contributor David Knox, writing under the pseudonym “Appalled Landlord”, in an open letter to a Member of Parliament.

At the time, it challenged a narrative that was already gaining traction in housing policy debates. Today, it raises a more important question …

If private landlords played such a significant role in expanding housing supply in the past, what role could they play in addressing the housing shortage today?

How the private rented sector expanded so quickly

The growth of the private rented sector during the late 1990s and early 2000s did not happen by accident; several structural changes occurred at the same time.

The introduction of buy-to-let mortgages in the mid-1990s made it easier for individuals to invest in rental property. Financial institutions recognised that rental income could support borrowing, and lenders began offering products specifically designed for landlords. At the same time, demographic changes were increasing demand for rental housing. Labour mobility, rising student numbers and delayed home ownership meant more households were looking for rented accommodation, but demand alone does not increase housing supply.

What changed was the willingness of thousands of small investors to deploy capital into housing. Instead of relying solely on large developers or housing associations, the market suddenly had hundreds of thousands of individual participants willing to finance, renovate and operate rental homes. Many of those investors were not building entirely new homes. They were bringing existing housing stock back into productive use. That process, multiplied across the country, significantly expanded the number of homes available to rent.

The practical ways landlords increased housing supply

The expansion of the private rented sector did not simply involve buying completed homes and letting them out. Landlords often undertook projects that changed the way existing housing stock was used.

One common route was the renovation of empty or neglected properties. Across many towns and cities, landlords purchased houses that had been vacant or poorly maintained and refurbished them for rental use. Those properties that might otherwise have remained empty were returned to the housing market.

Another mechanism was conversion. Large houses were frequently converted into Houses in Multiple Occupation (HMOs), increasing the number of people who could live within the same building. In many urban areas this provided accommodation for students, young professionals and migrant workers who might otherwise have struggled to find housing.

Landlords also played an important role in supporting new developments. Purchasing properties off-plan helped developers secure financing for projects that might otherwise have stalled. Early investor purchases often provided the certainty developers needed to move ahead with construction.

In addition, some landlords converted commercial buildings or subdivided larger properties into smaller units, creating additional dwellings without requiring entirely new construction.

Taken individually, these projects may appear small, but taken together, they represented a significant contribution to housing availability.

This is why the statistics highlighted by David Knox are so striking; they suggest that the expansion of the private rented sector was not simply a shift in tenure. In many cases it involved bringing additional housing into use or increasing the number of households that existing buildings could accommodate.

What changed after the expansion years?

The period between the late 1990s and early 2010s was unusually favourable for investment in the private rented sector. Demand for rental housing was growing, credit was widely available and the regulatory framework was relatively stable. For many investors the economics of rental property were predictable enough to justify long-term commitments.

During the past decade, however, the environment for landlords has changed significantly.

A number of policy reforms were introduced that altered the financial and regulatory landscape of the sector. These included changes to mortgage interest tax relief, higher rates of Stamp Duty Land Tax on additional properties, tighter lending standards for buy-to-let borrowing and the gradual expansion of licensing and regulatory requirements in many local authority areas.

Each of these measures had its own policy objective. Some were introduced to address financial stability concerns, others to raise tax revenue or improve housing standards. but taken together they changed the risk profile of residential property investment.

For many smaller landlords, particularly those using borrowing to finance their investments, the economics became more uncertain. At the same time, rising interest rates and construction costs made property investment more capital intensive. The result has been a noticeable shift in behaviour.

Instead of expanding portfolios, many landlords have slowed investment, paused acquisitions or begun selling properties. At the same time fewer new investors have entered the sector than during the expansion years. None of this means the private rented sector is disappearing; millions of households still rely on it for housing. However, the pace of growth that characterised the earlier period has clearly slowed.

Why investor confidence matters in housing supply

Housing supply is often discussed primarily in terms of planning policy and large-scale development. Those factors are undeniably important; major housing developments require land allocation, infrastructure and the financial capacity of large builders, yet the experience of the private rented sector shows that housing supply can also expand through many smaller investment decisions.

When thousands of individual investors renovate vacant homes, convert properties or support new developments through early purchases, the cumulative effect can be substantial.

The expansion of the private rented sector between 1996 and 2013 illustrates how powerful that distributed investment model can be.

Conversely, when those investors lose confidence in the stability or profitability of the sector, the flow of capital into housing can slow just as quickly.

This dynamic is not unique to housing. In any sector where private capital plays a role, investment tends to follow confidence.

If private landlords once contributed significantly to the expansion of housing supply, what conditions would need to exist for them to do so again?

What would encourage landlords to invest again?

If housing policy is ultimately about increasing the number of homes available to live in, it is reasonable to ask what conditions encourage investment in housing.

The expansion of the private rented sector between 1996 and 2013 did not occur because government instructed landlords to invest. It happened because thousands of individuals concluded that investing in housing was both economically viable and socially acceptable.

Those conditions were not created by a single policy decision, they were the result of several factors working together.

The tax treatment of rental income was broadly aligned with other forms of business investment. Mortgage lending for buy-to-let was accessible but still subject to prudent underwriting. Regulatory requirements existed but changed relatively slowly, allowing investors to plan with some confidence.

Most importantly, the sector operated within a framework that was broadly predictable.

When investment decisions involve assets that may be held for decades, predictability matters. Investors do not require guaranteed returns, but they do need to understand the rules under which they are operating. When the policy environment becomes uncertain or changes frequently, investors tend to pause before committing capital.

The experience of the past decade suggests that investor behaviour in the housing market is no different from other sectors of the economy. When returns become less predictable or risks increase, investment tends to slow. Conversely, when the environment supports stable long-term investment, capital tends to return.

Lessons for housing policy

The purpose of this article is not to suggest that the private rented sector alone can solve Britain’s housing shortage. Housing supply depends on many factors, including planning policy, infrastructure, land availability and the capacity of major housebuilders, but the historical evidence does suggest that private landlords once played a significant role in expanding housing availability.

They did so not through large-scale national programmes, but through thousands of individual decisions to renovate properties, convert buildings and invest in new developments.

If policymakers are searching for ways to increase housing supply, that experience raises a question worth considering; is the current policy environment encouraging or discouraging that kind of distributed investment?

If the goal is to increase the number of homes available to rent or buy, the answer to that question may matter more than is often acknowledged in housing debates.

A statistic worth remembering

When David Knox wrote his open letter several years ago, he highlighted a statistic that had received relatively little attention.

During the period between 1996 and 2013, roughly 83% of the increase in England’s housing stock occurred within the private rented sector.

The number itself does not provide a complete explanation of Britain’s housing challenges, but it does remind us of something important. At one point in recent history, private landlords were responsible for a large share of the expansion in available housing. If Britain is searching for ways to increase housing supply again, it may be worth asking why.

Attribution

The statistic referenced in this article was highlighted by Property118 contributor David Knox, who wrote under the pseudonym “Appalled Landlord”.

David passed away in January 2020, but his research into housing policy and landlord economics remains part of the Property118 archive.

His original article can be read here:

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Five questions landlords often find themselves asking, usually just before something changes

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Property118

Five questions landlords often find themselves asking, usually just before something changes

These are the questions landlords tend to ask themselves just before they make a change, even if they haven’t quite admitted it yet.

1. Do I actually feel in control of my portfolio, or am I just keeping things running as they are?

This is often the first shift in thinking. On the surface, everything may be working, but that does not always translate into a genuine sense of control.

2. If I had to simplify everything tomorrow, what would I keep and what would I let go, and why haven’t I done that already?

This question tends to highlight where complexity has built up over time, and whether it is still serving a purpose.

3. Are my financing decisions really supporting where I want to end up, or just maintaining where I am today?

What worked at one stage does not always support the next. The distinction is subtle, but important.

4. If something unexpected happened, would I have options, or would I feel exposed and forced into decisions?

This is less about predicting events and more about understanding how resilient your current position really is.

5. Have I actually designed this portfolio, or have I just arrived here over time without stepping back to reconsider it?

For many landlords, the answer sits somewhere in between. That is often where the most valuable conversations begin.

About these questions

None of these questions are designed to lead you towards a particular outcome, and in many cases, the right answer may be to change very little.

What they tend to do, however, is begin to build a roadmap towards clarity.

For some landlords, that clarity confirms they are on the right path. For others, it highlights opportunities to simplify, strengthen, or realign what they have already built. Either way, it moves things from continuing by default to moving forward with intent.

If any of these questions resonate, it may be worth exploring them in more detail.

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

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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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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RESULTS of the Property118 Landlord Sentiment Survey (Q1 2026)

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Property118

RESULTS of the Property118 Landlord Sentiment Survey (Q1 2026)

2,380 landlords completed our recent Property118 landlord survey.

If you were one of them, Thank You; it’s by far the UK’s largest landlord sentiment survey, EVER!

We have published the high-level results below, but this is just the tip of the iceberg. As always, the devil is in the detail.

The raw data captured will enable us to drill down to create thousands of additional unique datasets and valuable insights. That will, in turn, provide content for many more research articles in the coming weeks and months. Examples might include subjects like; what percentage of landlords over the age of 60 have no mortgages or an LTV of under 30% and use life insurance as part of their property rental business strategy, or …

What percentage of portfolio landlords who own over 20 properties are planning to exit completely, and why?

This is likely to be of interest to mainstream media, political analysts, future corporate sponsors, and academic research organisations, all of which we will be delighted to hear from.

All data collected is, of course, anonymised for confidentiality purposes.

WHAT COMES NEXT?

This is just the beginning. The raw data will allow us to explore cross-tabulated insights, such as the relationship between age, leverage, and exit intentions, or regional variations in ownership structures and management approaches. These deeper analyses will follow in dedicated articles over the coming weeks and months.

Why your constructive feedback matters

We plan to run the Property118 Landlord Sentiment Survey around the last day of every quarter. This was our first, and we’ve already received some extremely constructive feedback following the article announcing the lauch. The more feedback we receive in the comments below, the better our future surveys will become.

These surveys are YOUR way to influence future legislation, and perhaps even cause u-turns and repeals of existing legislation.

We also need your help to share this message on Social Media such as Linkedin, Twitter, Reddit, Facebook and X, to reach other landlords.

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Landlords to tighten tenant checks before Renters’ Rights Act

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Property118

Landlords to tighten tenant checks before Renters’ Rights Act

Landlords are tightening tenant screening ahead of the Renters’ Rights Act coming into force on 1 May, with nearly seven in 10 planning more stringent checks to manage eviction risk.

Paragon Bank’s survey of 500 landlords shows 69% intend to introduce more in-depth vetting of prospective tenants.

Another 70% say they will be more selective about where they advertise their properties.

Three-quarters say they feel prepared for the new regime and 42% point to the removal of Section 21 ‘no-fault’ evictions as the change most likely to affect their business.

Also, 43% raise concerns about tenants falling into arrears or engaging in anti-social behaviour.

Landlords must adapt

The bank’s mortgage lending director, Lisa Steele, said: “The Renters’ Rights Act represents a major policy shift, and landlords are adapting their approach accordingly.

“Given the pressures expected on the courts through the change to the eviction process, landlords are understandably planning to make more expansive checks on prospective tenants as they don’t want the cost and time involved in a lengthy eviction process.”

She added: “This creates challenges for those new to the rental market who have not yet built-up a tenant reference history, as well as those with infrequent income schedules.

“This was always the challenge for the RRA; while in brings in extra protections, it could exclude some of those tenants at the periphery of the market.”

Court backlog fears

Paragon says that over the past year, 51% of landlords report at least one instance of rent arrears or a late payment.

Anti-social behaviour has been encountered by 27%, while 22% say tenants remained in a property longer than intended.

A further 18% report damage linked to pets.

Court capacity is also a worry with 65% wanting faster court processes to reduce delays.

And 39% say the number of mandatory grounds for possession should be increased.

More than half put up rents

Around 35% of landlords say they are expecting a direct financial impact from the Act.

In response, 53% say they will consider increasing rent and 37% plan to review rents more frequently.

However, 18% are looking at cost savings across their portfolios, including changes to maintenance schedules and white goods replacement.

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Landlords turn to incorporation as Renters’ Rights Act approaches

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Property118

Landlords turn to incorporation as Renters’ Rights Act approaches

Buy-to-let incorporation is set to boom ahead of the Renters’ Rights Act coming into force, claims software company.

Data by Propoly reveals the number of companies being set up to hold buy-to-let properties has increased every year since 2015, with annual increases of up to 35.9%.

The company says for many landlords, with the Renters’ Rights Act just around the corner, incorporation is emerging as a popular strategy.

Renters’ Rights Act is playing an important role

According to the data, analysed data on the number of companies that are set up each year to hold buy-to-let properties in the UK, and found that an estimated total of 401,744 such companies were operational in 2025.

This marked an annual increase of 13.7%, equivalent to the creation of an additional 48,252 companies compared to 2024.

Propoly has forecast that in 2026, the number of companies is going to increase by a further 7.6%. This will see the creation of another 30,354 companies, bringing the UK total to 432,098.

Sim Sekhon, group CEO at Propoly, said: “While tax efficiency has been a major driver behind the rise in incorporation, the upcoming Renters’ Rights Act is now playing an increasingly important role in how landlords are choosing to structure and manage their portfolios.

“As the sector becomes more regulated, many landlords are recognising the need to operate in a more formal, business-like way, and a limited company structure naturally supports that shift.

“The Renters’ Rights Act is expected to introduce stronger tenant protections and place greater obligations on landlords, from tenancy management through to compliance and dispute resolution. For many, this will mean tighter margins and a greater administrative burden, which is prompting a reassessment of how their portfolios are run.”

More landlords to consider a company structure

He adds: “Operating through a company can provide a clearer framework for managing these responsibilities, while also allowing landlords to take a longer-term, more strategic view of their investments.

“It enables better organisation of finances, easier reinvestment, and a structure that is more aligned with running a professional rental business rather than holding property as a sideline.

“That said, incorporation still isn’t the right move for everyone. There are additional costs, tax considerations, and lending challenges that need to be carefully evaluated. But as legislative change continues to reshape the private rental sector, we expect more landlords to consider whether a company structure offers the resilience and flexibility they need to adapt.”

Important context: Property118 is not currently recommending Section 162 incorporation for landlords with mortgages while legal uncertainty remains over the treatment of mortgage liabilities. Read our current position here: Why Property118 is not currently recommending s162 incorporation to landlords with mortgages

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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Financial penalties won’t solve empty homes crisis – Propertymark

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Property118

Financial penalties won’t solve empty homes crisis – Propertymark

More than 300,000 homes across the country have been left empty for over six months, prompting an industry body to call on the government and councils to take action.

Propertymark has published a policy paper outlining how the government can address empty properties and bring them back into use.

The industry body warns that financial penalties and council tax premiums, such as the 100% extra council tax charged on long-term empty properties in Brighton and Hove, are a “blunt instrument” that can actually discourage owners from investing in returning properties to the market.

Financial penalties alone will not solve the problem.

Timothy Douglas, head of policy and campaigns at Propertymark, said: “Long-term empty properties are a visible reminder of a system that is not working as effectively as it should. At a time when housing demand continues to outstrip supply, leaving hundreds of thousands of homes unused is neither economically nor socially sustainable.

“Our research shows that while governments across the UK have introduced a range of measures, too many local authorities lack the dedicated resources, funding and strategic framework needed to deliver meaningful change. Financial penalties alone will not solve the problem.

“What works is sustained local engagement, professional advice, and properly funded empty homes teams that can support owners through the process of bringing properties back into use.

“This paper sets out practical, deliverable reforms that would help unlock this wasted stock, revitalise high streets and neighbourhoods, and provide much-needed homes for communities across the country.”

Financial support and advice

Propertymark recommends that the government and councils work collaboratively with the third sector to understand the underlying reasons why homes become empty.

The industry body says: “This could be an opportunity to engage local people, utilise data and intelligence, and identify local solutions.”

They also suggest that local authorities across the UK should have a dedicated officer responsible for tackling empty properties, a clear strategy for addressing them, and sufficient revenue and capital budgets to implement these plans.

Other recommendations include providing owners with financial support and practical advice instead of relying solely on penalties, and introducing a targeted government investment programme focused on areas with high concentrations of long-term empty homes.

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Charity calls for action to support older private renters as LHA rates remain frozen

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Charity calls for action to support older private renters as LHA rates remain frozen

A charity is urging the government to unfreeze Local Housing Allowance (LHA) rates after research reveals an increase in pensioners living in poverty.

New data by the government reveals the number of pensioners living in poverty in the UK increased by 200,000 in just one year.

Independent Age says the government should do more to help older private renters.

Older private renters not forced into dangerous sacrifices

During the Autumn Budget, ministers announced that LHA rates will remain frozen for a second consecutive year in 2026/27.

According to government data, almost 1.7 million private rented households across the country were receiving housing cost support as of August this year, with 53% of those households facing a gap between their housing benefit payments and their monthly rent.

Independent Age director of policy and influencing, Morgan Vine, said: “We want to see Local Housing Allowance uprated, to ensure older private renters are not forced into dangerous sacrifices simply to keep a roof over their head.

“And the delivery of a comprehensive, all entitlement take-up strategy which can overcome the barriers that prevent people in later life from accessing the vital financial support they are entitled to. With the political will, a future without pensioner poverty is possible.”

One-way street to hitting low-income tenants

As previously reported on Property118, chief executive of the National Residential Landlords Association (NRLA) Ben Beadle warned the current freeze on LHA rates, combined with a 2-percentage-point increase in taxes on dividends, property, and savings income in the Autumn Budget, will ultimately harm renters.

He said: “It beggars belief that the government thinks it is helping renters.

“Piling on further tax rises that will drive up rents, whilst keeping housing benefit rates frozen, is a one-way street to hitting low-income tenants the hardest.

“This can only be described as a deeply regressive package that will make life more difficult for renters across the country.”

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Plea for government to help ease growing landlord costs

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Property118

Plea for government to help ease growing landlord costs

The government is being urged to intervene and help landlords as buy to let borrowing costs rise, adding fresh pressure to rents and landlord finances.

The National Residential Landlords Association points to an analysis from Moneyfactscompare.co.uk which found that landlords are paying an average £1,100 more a year than in January.

That’s down to market shifts linked to conflict in the Middle East feeding through into costs.

At the same time, landlords are contending with a series of further financial demands.

Those include a planned increase in income tax on rent from next year is expected to feed directly into higher rents, according to the Office for Budget Responsibility.

Landlords need help

The NRLA’s chief executive, Ben Beadle, said: “Whilst the government cannot be held responsible for the impact of the conflict in the Middle East, it should take action where its own policies will lead to higher rents.

“Growing taxes, uncertain costs associated with the Renters’ Rights Act and the ongoing housing benefit freeze will create the perfect storm for tenants.

“With so many people reliant on the sector for a place to call home, ministers need to recognise the real-world consequences of their decisions.”

He added: “It is simply stereotyped nonsense that every landlord can somehow absorb ever-increasing costs indefinitely.

“They can’t, and as a result, it is tenants who will suffer most as rents continue to creep up.

“The government needs to take action to support renters and ensure a healthy, vibrant market.”

Other costs to absorb

The NRLA also says that there is also uncertainty around the cost of joining the proposed Private Rented Sector Ombudsman and database under the Renters’ Rights Act.

Also, landlords may need to spend up to £10,000 per property to meet new energy efficiency requirements.

The organisation says most landlords cannot absorb these increases without raising rents.

It points to HM Revenue and Customs data shows average declared rent income for unincorporated landlords stands at £19,400 a year.

That figure sits below earnings from a full-time minimum wage role, limiting scope to offset higher costs.

Solutions for government

There’s also an issue for tenants on lower incomes who are facing rising rents while housing benefit rates remain frozen.

Calls for rent controls have been made, yet the NRLA said such measures would restrict supply.

Zoopla reports almost five tenants competing for each available home to rent.

The association is calling for changes to reduce cost pressures, including scrapping the planned tax rise and keeping new regulatory costs as low as possible.

It also wants reform of the tax system to support energy efficiency improvements and for the unfreezing of housing benefit rates.

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Council row almost leaves tenant and child homeless with more tenants to be evicted

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Council row almost leaves tenant and child homeless with more tenants to be evicted

A dispute over Gas Safety rules and selective licensing nearly left a parent and child without a home but more tenants are facing Section 21 notices.

The landlord, Mick Roberts, says he is fed up with struggling to get Nottingham City Council employees to understand housing law.

He says the situation escalated after council officers challenged the validity of a property’s Gas Safety certificate.

That came despite changes introduced in April 2018 allowing checks to be carried out up to two months before its expiry without altering the renewal dates.

Council won’t listen

Mr Roberts also says tenants are being forced to make repeated visits to council offices to resolve issues, claiming one tenant made three separate trips with five children.

Each of those trips involved hours of travel, only to be told that the tenancy documentation was insufficient before later being accepted unchanged.

He told Property118: “I am serving 10 Section 21s the next month, but hopefully if the council get the paperwork right, most tenants will be able to stay with the new landlord buyer with assistance from the council on deposit and rent up front.

“Twenty years ago, I let tenants move in and pay me at the end in four weeks or 12 weeks when the housing benefit started paying in arrears.”

He added: “I want the council to get their understanding of the paperwork right to save this 20 hours or so it took me last week on very simple case.”

Mistakes happen

Mr Roberts continued: “I understand that mistakes happen and sometimes people don’t know all the rules to start with.

“But it is so annoying when the council sticks to their guns and will not be open to listening ‘just in case they are wrong’.”

The Nottingham landlord pointed to the Gas Safety Regulations, which allows a new certificate to retain its original renewal date if completed within a two-month window before expiry.

He said the council’s interpretation has delayed rehousing efforts.

Alongside the certificate dispute, Mr Roberts said council officers requested a selective licence for a property where no tenant was in place.

He argues that under the rules, this requirement does not apply until a property is occupied.

Council don’t know rules

Mr Roberts said: “The council is also asking for a selective license before the tenant has moved in.

“This is incorrect and the fact that no one in the council appears to know the rules is making me poorly.”

In that case, Mr Roberts responded by stating the tenant had already been rehoused and the property was empty, questioning why licensing requirements were being pursued.

He also raises the cost implications of licensing when the sale of a rented property is in progress.

Applying for a licence for an empty property means spending £900 which would then, perhaps a week later, become invalid once ownership changes.

Selective licence issues

If it was to remain a rented home, it would require a new application and fee from the incoming landlord.

He told us: “I spend £900 for one week, then a new landlord has to spend £900 again. It’s bonkers.”

He has also asked Nottingham City Council: “Have you any idea how many times selective licensing are wrong?”

He added that delays in resolving the Gas Safety certificate issue had taken several days despite the documentation being compliant.

Mr Roberts has now warned the council that unless the situation is resolved soon, he plans to serve around ten Section 21 notices in the coming weeks.

Nottingham City Council has been contacted for comment.

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