Two very popular questions on Landlord Facebook groups

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Property118

Two very popular questions on Landlord Facebook groups

Two very popular questions on Landlord Facebook groups at the moment are:

QUESTION 1:

Has anybody got a good CGT calculator?

QUESTION 2:

Where are landlords investing their surplus cash after selling their rental properties?

My stock answer to these questions is: HMRC has the best free online CGT calculators. Book a free 30-minute meeting with Property118, and we will share a link to the most appropriate HMRC CGT calculator for your purposes. We will also explain how landlords are getting a 10% annual return on cash investments, without exposure to stock market volatility.

It amazes me how many people respond to say that they’ve built a CGT calculator on ChatGPT or give a very basic (often flawed) explanation of how to calculate CGT.

What I also find shocking is the number of comments from people suggesting Gold, ETFs and other volatile investment classes. Even more shocking to me is those who still use this as an opportunity to promote cryptocurrencies.

My experience is that landlords want to understand returns, tax outcomes, risk, and to avoid volatility around value. Above all, they are looking for direction and clarity.

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Debt-free landlords are still choosing to exit the market

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Property118

Debt-free landlords are still choosing to exit the market

A widely held assumption is that landlords sell when they are under pressure, but that assumption no longer holds.

What is becoming clear is that many landlords now stepping back from the market are doing so from positions of strength, not weakness. These are not forced sellers reacting to rising costs or refinancing pressure. In many cases, they are landlords who have already paid down debt, built substantial equity and reached a point where the question is no longer “can this portfolio grow?”, but “does it still serve a purpose?”.

That distinction changes everything. When financial pressure is removed, decisions become more deliberate, because selling is no longer reactive, it becomes strategic. At that point, the motivation shifts. Control, simplicity and long-term certainty begin to outweigh further expansion. This is where the narrative begins to diverge from conventional thinking.

Data from the Property118 Landlord Sentiment Survey Q1 2026 supports this shift, showing that around 30% of landlords now have no mortgages, while more than 60% operate at loan-to-value ratios of 50% or below. Despite this, a majority still plan to reduce their portfolios. In other words, financial capacity is not translating into further investment; it is translating into choice.

This creates a very different type of market dynamic. If highly leveraged landlords sell, the story is about pressure. If debt-free landlords sell as well, the story becomes one of reassessment. It suggests that the sector is not simply losing those who can no longer sustain their position, but also those who no longer feel the need to maintain it.

That is a far more structural shift. It reflects a market where experienced landlords, many of whom have spent decades building their portfolios, are now stepping back on their own terms.

For now, one conclusion stands out: the landlords best placed to continue are increasingly the ones choosing not to.

For many landlords, the question is not whether the market is changing, but what that change means for their own position.

If you are holding a portfolio with relatively low borrowing, or are beginning to reassess how your assets are structured, this is often the point where a more joined-up view becomes useful.

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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NRLA assured periodic tenancy agreement – Is it missing a vital piece of information?

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Property118

NRLA assured periodic tenancy agreement – Is it missing a vital piece of information?

I have noted a potential issue in the NRLA’s new APT agreement that may be an omission of the “written statement requirements” under the Renters’ Rights Act.

The official Government guidance can be seen by clicking here.

There is a statement under “Disability Adaptations” on page 9 that makes the statement. “You must provide information that tells your tenant that they can find the definition of “disabled person” in section 6 of the Equality Act 2010 and the definition of “improvement” in section 190(9) of that Act.”

In the NRLA APT agreement, under Section A paragraph starting “Section 190 of the Equality Act”, there appears the statement, “Where Section 190 of the Equality Act 2010 applies, a landlord may not unreasonably withhold consent for a tenant’s application to make an improvement to premises where a disabled person occupies or intends to occupy the premises as their only or main home, and the improvement is likely to facilitate the disabled person’s enjoyment of the premises, having regard to their disability.”

However, this does not contain the definition of “disabled person” nor “improvement” under the Equality Act 2010, stated as required in the official government guidance line above.

Under Section B (definitions), the NRLA APT agreement states, “’disabled person” has the same meaning as set out in Section 6(2) of the Equality Act 2010.”

However, I can find no definition of “improvement” under the Equality Act 2010 in their APT agreement.

Should the APT agreement also define “improvement” under the Equality Act 2010 in Section A, Section B, or elsewhere in the agreement?

Is this an accidental omission?

Could this expose users of the current NRLA APT agreement “as is” to fines?

I have contacted the NRLA for clarification and I will post it here when received. In the meantime, if anyone has any thoughts on the matter, I would be very interested to read them.

Thanks,

Alex

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