Government claims possession reforms will ease court pressure

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Property118

Government claims possession reforms will ease court pressure

The government claims its reforms will reduce the number of possession cases reaching the courts, despite industry experts warning of an overload in the court system.

In answer to a written question, Baroness Leavitt said that because only cases with clear, well-evidenced grounds will be able to proceed, court demand should fall.

However, as the Renters’ Rights Act has now come into effect, one landlord association warns that time will tell whether the courts can handle an influx in cases.

Reduce court demand

Under the Act, Section 21 is now abolished, and all landlords will need to use Section 8 grounds for possession.

Conservative Lord Jamieson asked: “Whether the government expect a reduction in the average time it takes for a landlord to regain possession through the courts as a result of the Renters’ Rights Act and if so, when?”

Baroness Leavitt claimed the reforms would help reduce court demand

She said: “The Ministry of Justice publishes quarterly possession statistics which monitor the volume and timeliness of possession claims in the County Court. The Civil Procedure Rules state that possession hearings should be listed between 4 and 8 weeks of a claim being issued.

“The latest possession statistics for October to December 2025, show a mean average of 7.3 weeks from claim to order, down from 8.0 weeks for the same period in 2024.

“In the longer term, we expect the reforms to reduce the volume of possession claims as only those cases where there is a clear, well-evidenced ground for possession will be able to proceed. We are also developing a new digital possession service, doing away with outdated paper processes and reducing the chance of mistakes being made.

“The timeliness of the court possession process is influenced by a number of factors, including user behaviour.”

Time will tell

However, the National Residential Landlords Association (NRLA) has warned time will tell if courts can handle possession cases quickly and fairly.

Ben Beadle, chief executive of the NRLA, said on the NRLA website: “The housing minister, Matthew Pennycook, has stressed more than once that landlords will still be able to regain their properties quickly when necessary and that the courts can cope. Time will tell.

“In the meantime, it is essential we and the government actively monitor implementation and consider litigation and the impact of case law as parts of the Act are tested in court.”

As previously reported by Property118,  in a letter to the Justice Select Committee, the NRLA warned that the government has not provided clarity on how the courts will be prepared for the digital possession process.

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House prices fall again in April – Halifax

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Property118

House prices fall again in April – Halifax

House prices dipped for a second month in April, with Halifax putting the average home’s price tag at £299,313.

That’s £296 lower than in March, after values edged down by 0.1% during the month.

The lender said annual house price growth slowed to 0.4%, down from 0.8% in March, following what it described as a stronger start to the year.

First-time buyers paid an average of £238,908 in April, the lowest figure recorded so far this year.

Outlook is uncertain

Amanda Bryden, head of mortgages at Halifax, said: “After a strong start to the year, recent global developments have added a greater degree of uncertainty to the outlook.

“In particular, higher energy prices have fed into inflation expectations, prompting markets to reassess the path for interest rates – a shift that has already pushed up borrowing costs for many buyers.”

She added: “The housing market continues to display the resilience that has been its hallmark in recent years.

“While activity is likely to cool in the near term, the underlying picture remains one of relative stability, supported by wage growth that continues to outpace house price inflation.”

NI tops house price growth

Halifax data shows that Northern Ireland recorded the strongest annual house price growth, with average prices up 7.6% over the year to £224,851.

Scotland saw annual growth of 4.0%, taking the average home to £222,448, while Wales recorded growth of 0.7%, with the typical property valued at £230,952.

In England, the North East posted annual growth of 4.5%, with average prices reaching £183,445.

The North West recorded a 3.4% annual rise, taking the average home there to £248,945.

The South East recorded a 2% annual drop, with the average property now £383,044, while London values fell by 1.4% to £536,051.

Industry reaction to Halifax house price data

Nathan Emerson, the chief executive of Propertymark, said: “Despite ongoing uncertainty within the economy, it is reassuring to see a position of consistency concerning house prices currently.

“However, it is imperative to note that many people may face future affordability challenges until there is sustained de-escalation concerning current global unrest.

“The rate of inflation remains a key concern for many people, especially as there is widespread speculation that the Bank of England may potentially need to implement measured base rate increases over the coming months to best regulate potential future financial instability.”

Tom Bill, the head of UK residential research at Knight Frank, said: “The recent spike in mortgage rates will only put gradual downwards pressure on house prices as more favourable offers that pre-date the Middle East conflict take several months to lapse.

“It means some buyers are keen to complete while others have seen their spending power reduced.

“We expect house prices to begin falling in coming months but modest growth to return by the end of the year.”

Jason Tebb, the president of OnTheMarket, said: “Despite challenging economic conditions and political uncertainty, needs-driven buyers and sellers who may have put moves on hold last year are showing resilience and remain focused on transacting.

“While affordability concerns remain, rather than retreating from the market, borrowers are adapting and grabbing lower mortgage rates while they can.”

The CEO of Foxtons, Guy Gittins, said: “A very marginal monthly dip in house prices is unlikely to cause concern and reflects the more measured pace of the market seen so far this year, particularly against the heightened turbulence of the wider economic backdrop.

“At Foxtons, demand was up in April and we’re confident the recent decision to hold the base rate will provide further reassurance to buyers about the overall resilience of the UK property market.”

Verona Frankish, the CEO of Yopa, said: “A small monthly adjustment is nothing to be concerned about and the underlying strength of the market remains very evident when you look at the broader trend.

“House prices are continuing to hold firm despite ongoing affordability pressures and that’s a clear sign that buyer appetite remains strong, particularly amongst those who have adapted to higher borrowing costs and are now keen to press on with their move.”

Marc von Grundherr, a director of Benham and Reeves, said: “While the market may have paused for breath on a monthly basis, the wider picture remains one of stability and resilience and that’s particularly encouraging given the economic uncertainty seen so far this year.

“Buyer demand across London has remained consistent and, with mortgage rates continuing to improve, we expect confidence to strengthen further as we move through the summer market.”

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Renters’ Rights Act is a step forward but rent controls are needed claims Guardian

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Renters’ Rights Act is a step forward but rent controls are needed claims Guardian

An editorial opinion piece in the Guardian claims the Renters’ Rights Act is a “welcome step forward for the private rented sector, but there’s a long way to go”.

The article claims “the rush by landlords to evict people and boost their incomes” shows why change was needed.

However, as previously reported by Property118, industry experts have warned the Act could do more harm than good.

Landlords to pre-emptively evict tenants

The opinion piece claims: “The introduction of the Renters’ Rights Act is important. Until last week, landlords could evict a tenant for requesting a reasonable repair, or challenging a rent hike.

“A poll in 2023 for the charity Shelter found that tenants who complained to their landlord or local authority were 159% more likely to be served a no-fault eviction notice than those who did not.

“The fear was that complaints could cost tenants their homes. It was customary for landlords to pre-emptively evict tenants if they wanted to raise rents.”

However, as previously reported by Property118, despite what Shelter and tenant activist groups say, only a small minority (4%) of renters are evicted or asked to leave by their landlord.

The English Housing Survey Private Rented Sector report for 2021-2022 reveals the majority of renters (77%) ended their last tenancy because they wanted to move NOT because of eviction.

Introduce rent controls

The opinion piece also urges the government to introduce rent controls.

The article states: “The success of the act depends on long-term funding for councils to properly enforce the rules. Polling is clear: voters across the political spectrum, from Labour to Reform UK, support rent caps in some form. But ministers said no.

“They also could have protected renters from the rush of section 21 evictions that ensued ahead of the act’s implementation, which were predicted by campaign groups. Shelter, for example, warned that the decision not to immediately abolish no-fault evictions wrongly prioritised landlords, even though they were less likely to suffer hardship than tenants.

“The rush by landlords to evict people, and boost their incomes in advance of last week’s deadline, perfectly exemplifies why change was imperative.”

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.”

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The landlords with the most experience are the ones stepping back

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Property118

The landlords with the most experience are the ones stepping back

Experience was once the biggest advantage a landlord could have. It meant better buying decisions, stronger relationships with lenders, and a clearer understanding of how to navigate the inevitable ups and downs of the market. Over time, that experience usually translated into larger portfolios, lower borrowing and a more resilient position overall.

What is becoming increasingly clear is that this same group is now leading a different kind of decision: they are stepping back.

These are not landlords who misjudged the market or overextended themselves. In many cases, they are the ones who got it right. They built portfolios steadily, reduced risk over time and now sit on substantial levels of equity. That is precisely why their behaviour matters. When experienced landlords begin to reduce exposure, it is rarely about short-term pressure. It reflects a reassessment of what comes next. At a certain point, the focus shifts away from growth and towards control, simplicity and long-term certainty.

The question changes from “what else can I acquire?” to “what do I actually want to keep?”.

This is where the current market begins to look different from previous cycles.

Data from the Property118 Landlord Sentiment Survey Q1 2026 supports this shift, with the average respondent holding 9.7 properties and a majority indicating an intention to reduce rather than expand.

That combination is significant because it shows that the landlords most capable of continuing to grow are not necessarily choosing to do so. Instead, they are refining, simplifying and, in some cases, exiting altogether. This creates a different kind of signal. Markets tend to follow the behaviour of their most experienced participants. When that group becomes more selective, the overall direction of travel changes with them.

For now, one conclusion stands out: the landlords who understand the market best are increasingly the ones choosing to step back from it.

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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Landlord association reports surge in calls as Renters’ Rights Act comes into force

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Landlord association reports surge in calls as Renters’ Rights Act comes into force

More than 1,000 landlords a day have been contacting a landlord association, with many feeling apprehensive now that the Renters’ Rights Act is in force.

The National Residential Landlords Association (NRLA) told The Express that landlords are particularly concerned about fines of up to £40,000 for those who repeatedly break the rules.

Under the Renters’ Rights Act, Section 21 has been abolished and all fixed-term tenancies have also been scrapped.

Landlords fearful over Renters’ Rights Act

The NRLA told The Express that in the days leading up to the Renters’ Rights Act coming into force, thousands of landlords contacted the association, with many expressing concern about the changes.

Ben Beadle, chief executive of the NRLA, told The Express: “Landlords are fearful about the changes, and they’re fearful about the consequences of getting it wrong, and they’re looking for reassurance from the NRLA that they’re doing things right.

“They’re not necessarily carping about the changes, they’re seeing the changes, and they are wanting to be good and compliant landlords, but they are fearful.

“What I hope is that the thought of the changes are going to be much worse than the reality, but for some landlords, if you hit a bad tenant and you’re not able to evict your tenant in a timely way, that’s going to be problematic and I think that’s what investors are fearful around.”

Mr Beadle added that the NRLA was “struggling to keep up” with around 1,000 calls a day.

The news comes as research suggests two in five landlords are unlikely to continue letting homes following the implementation of the Renters’ Rights Act.

A study by property consultancy firm Allsop found that 41% of landlords said they are unlikely or very unlikely to continue letting, rising to 51% among single-property landlords, following the abolition of Section 21.

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