Landlords with £200K properties selling faster than anyone else

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Property118

Landlords with £200K properties selling faster than anyone else

As this week’s news reported that UK rents were falling again in a “rental market cool,” the number of landlords looking to sell continued to increase.

The latest HomeLet Rental Index revealed that the average UK rent had slowed down by 1.1% in January 2026. Whilst the figures might not seem much, London in particular saw the biggest drop, down 2.4% on the previous month. That’s the weakest annual growth of any UK region. Coupled with the Renters’ Rights Act quickly approaching, plus new tax penalties and stringent regulations, landlords have been in dire need of some good news.

It’s a welcome relief, therefore, to see that a particular group of landlords are benefitting from the current climate.

For landlords wanting to sell properties valued at £200k, particularly those in the North West or Midlands, motivated sellers have been driving prices up, allowing them to exit the market unscathed. While other distressed landlords wait with offers as low as 70% market value, or unrealistic valuations delaying sales, the £200K landlords have been securing chain free buyers for 85 – 90% market value. A substantial percentage higher sale price than their counterparts.

They’ve also been approaching the right people to sell. At Landlord Sales Agency we specialise in selling tenanted, recently vacated and soon-to-be vacant properties in a way that’s realistic, well-managed and designed to complete. Whilst we can sell in any area, we also understand that the landlords currently achieving the highest sale prices have three things in common: location, motivation and a realistic listing price.

In part, that’s driven by the fact that for properties around £200K, there’s simply more buyer options for your rental houses, you’ll likely either sell to a new landlord buyer, or a first-time buyer wanting it as a residential home. That’s first-time buyers and investors both chasing the properties.

Added to that is the fact that unlike traditional estate agents or fast sale companies, we ensure that every landlord that approaches us to sell has the biggest bite of the cherry. With an extensive database of over 30,000 active buyers, access to property buying funds and relationships with the top local performing agents, we’ve got no shortage of buyers. In fact, with so many buyers on our books, we’re finding an increase of buyers chasing us because they’re hungry to move in, as well as new landlords who don’t mind taking on the high risks, high stakes industry most of us are more than happy to leave behind.

The result is that landlords in this price bracket are steaming ahead of any other landlords wanting to sell. And Landlord Sales Agency are delivering. On average all our properties are selling in less than 28 days.

With a team of portfolio exit specialists exceptionally equipped to manage tenants, access and compliance, we’re also completely transparent. We don’t promise the highest price at any cost. We don’t sign you up for unrealistic values that leave your properties sitting on the market for months, even years. We focus on the best achievable price that actually completes. And it works.

In the last week alone, we managed over 60 landlords approaching us with properties to sell, and we’re ready to take on more.

So if you’re a landlord with a property or properties around the £200K mark, get in touch.

There’s an opportunity to be had, and we’re ready to help you take it.

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Landlords spared late filing fines in first year of Making Tax Digital

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Property118

Landlords spared late filing fines in first year of Making Tax Digital

The government has announced it will support landlords transitioning to Making Tax Digital (MTD) by waiving penalty points for late submissions during the first 12 months.

Under the controversial scheme, from April this year, landlords earning more than £50,000 will be required to keep digital records and submit quarterly updates to HMRC using authorised MTD-compliant software.

With just two months to go until MTD launches, HMRC is ramping up its campaign to inform landlords of the upcoming changes.

Not receive penalty points for late quarterly updates for first 12 months

In a government press release, the government have said occasional slip-ups won’t result in hefty fines.

The press release said: “Customers joining MTD for Income Tax in April 2026 will not receive penalty points for late quarterly updates, for the first 12 months.

“Under the new system, penalty points will be given for each late submission, with a £200 penalty only applied once four points are reached. This means occasional slip-ups won’t result in immediate fines.”

Now is the time to act

HMRC are now urging landlords to install software for MTD as soon as possible.

Craig Ogilvie, HMRC’s director of Making Tax Digital, said: “With two months to go until MTD for Income Tax launches, now is the time to act. A range of software is available and the system is straightforward and helps reduce errors. Thousands of volunteers have already used it successfully.

“This will make it easier for sole traders and landlords to stay on top of their tax affairs and help ensure everyone pays the right amount of tax.

“Spreading your tax admin throughout the year means avoiding that last-minute scramble to complete a tax return every January. Go to GOV.UK and start preparing today.”

The government has also published guidance to help landlords find the right software for MTD, including a list of approved software providers.

Alongside this, a new online search tool has been launched, which asks a series of questions tailored to sole traders and landlords, before generating a personalised list of compatible MTD software options.

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Lenders cut buy to let rates and expand lending criteria

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Property118

Lenders cut buy to let rates and expand lending criteria

Buy to let lenders are sharpening pricing and criteria as landlords brace for a surge in refinancing activity in 2026.

The Mortgage Lender has reduced selected five-year fixed rate standard BTL products by 5bps.

The move is timed to coincide with what many expect to be one of the busiest remortgage cycles in recent years.

That’s because UK Finance is forecasting around 1.8 million fixed-rate mortgages will mature this year, including the investment sector.

That volume is pushing borrowers to review far more than a single deal, prompting deeper analysis of leverage, cashflow and long-term portfolio resilience.

TML’s limited-edition options

Along with lower rates, TML’s range includes limited-edition options starting from 3.29%, with both fee and fee-free products available.

Free valuations are also being offered across all BTL applications.

Chris Kirby, the head of field sales at Shawbrook, said: “Many landlords are using this point as an opportunity to look beyond a single refinance and review their wider portfolios, with affordability, balance and long-term sustainability firmly in focus.

RAW support for overseas landlords

RAW Capital Partners has adjusted its proposition to make repayment administration easier for foreign national borrowers.

The Guernsey-based specialist will now allow mortgage interest to be serviced directly from a UK bank account.

The change is designed to cut the cost and friction tied to cross-border transfers and currency exchange, particularly for landlords already collecting rent domestically.

The firm’s chief executive, Tim Parkes, said: “Landlords based overseas often face additional layers of complexity when investing in the UK buy to let market, particularly around day-to-day cash management.

“It’s a straightforward improvement that we’ve made based on ongoing feedback from brokers and borrowers.”

Atom unveils new commercial pricing

Atom bank has unveiled a 0.25% reduction in rates where applicants show a debt service coverage ratio of 200% on trading deals.

It also applies to an interest coverage ratio of 200% on investment property loans.

The incentive applies immediately to new submissions.

Atom has also simplified stress testing for commercial cases, setting affordability at 1% above Bank of England base rate plus margin.

The lender’s head of business lending, Tom Renwick, said: “In offering this discount, we are making it easier for high quality businesses to secure the funding they need, reinforcing our commitment to support a broader spectrum of SMEs with competitive and cost-effective funding to push on with their plans for 2026 and beyond.”

Portfolio expansion at TSB

Meanwhile, TSB has entered the portfolio landlord space with a new buy to let range.

The bank will lend to investors holding up to 10 mortgaged properties, with rates beginning at 3.89%.

Borrowing is available up to 75% loan to value, with advances from £25,000 to £1 million.

Applicants can hold as many as five buy-to-let loans with the bank, covering both acquisitions and remortgages.

TSB’s director of mortgages, Craig Calder, said: “We’re delighted to support even more customers with our award-winning mortgages, and the launch of our new portfolio buy to let lending helps give landlords more options in managing the cost of their properties.”

For assistance with any type of buy to let (BTL), property or commercial finance, please complete the contact form below:

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Bank of England holds interest rates at 3.75% as a Spring cut looms

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Property118

Bank of England holds interest rates at 3.75% as a Spring cut looms

The Bank of England has kept interest rates at 3.75%, leaving borrowing costs at their lowest point since February 2023.

However, experts are predicting that rate reductions will be seen in the Spring.

The decision by the Bank’s Monetary Policy Committee was widely anticipated by economists and financial markets.

Most forecasts had pointed to a hold, particularly after December’s drop from 4%, which came amid mounting concern over rising unemployment and subdued economic momentum.

Policymakers backed the decision by five votes to four, a narrower margin than many analysts had predicted, suggesting growing support within the committee for loosening policy sooner rather than later.

Andrew Bailey, the Bank’s governor, signalled the direction of travel in clear terms, stating that further cuts are now ‘likely’.

Property sector reaction

Steve Cox, the chief commercial officer at Fleet Mortgages, said: “In the buy to let market, pricing has continued to trend downwards during January as lenders, including Fleet, moved early to price competitively and secure business.

“We made further reductions to our own product range last week and introduced new 65% LTV products.

“However, with swap rates having crept up in recent weeks, there’s now a case for landlords to act sooner rather than later.”

Simon Gammon, a managing partner at Knight Frank Finance, said: “The Bank holding rates was widely expected, but the fact that four of the nine members of the Monetary Policy Committee voted to cut is a positive sign.

“Strong economic figures released over the past fortnight had prompted many of the larger lenders to raise mortgage rates in recent days, but this decision should reinforce a period of pricing stability.

“The best fixed rates have not moved higher and still sit at around 3.5%, but there has been considerable repricing across the middle of the market.”

Adrian Moloney, the group lending distribution director at Precise, said: “While many borrowers will have been hoping for an interest rate reduction, a period of stability should at least provide some reassurance and help households plan with greater confidence.

“Despite the base rate remaining unchanged, there is good news on affordability – with positive movement on mortgage rates and more flexible products coming to market, to help more home buyers and movers make the leap this year.”

Nick Leeming, the chairman of Jackson-Stops, said: “Today’s decision to hold interest rates comes as no surprise.

“Two consecutive cuts would have been unusual given the Bank of England’s cautious approach amid rising inflation, which unexpectedly climbed to 3.4% last month.

“December’s rate cut was the latest in a series of reductions last year, reflecting the MPC’s careful balancing act between slow economic growth, high wages and rising unemployment.”

Jonathan Samuels, the CEO of Octane Capital, said: “No news is good news in the grand scheme of things, and today’s decision to hold the base rate provides welcome consistency for both lenders and borrowers, particularly given the fact that inflation climbed in December and remains higher than the Bank of England’s 2% target.”

Nathan Emerson, the CEO of Propertymark, said: “Today’s decision to hold interest rates reflects the Bank of England’s cautious approach in the face of ongoing economic uncertainty.

“While we would ultimately welcome lower borrowing costs, stability at this stage gives buyers and sellers clarity about the cost of borrowing and allows the market to continue adapting.”

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HMRC writes to landlords as Making Tax Digital deadline approaches

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HMRC writes to landlords as Making Tax Digital deadline approaches

HMRC will write to thousands of landlords in the coming weeks ahead of the rollout of Making Tax Digital (MTD).

Under the controversial scheme, from April this year, landlords earning more than £50,000 will be required to keep digital records and submit quarterly updates to HMRC using authorised MTD-compliant software.

HMRC will contact landlords with income above the £50,000 threshold to explain how to prepare, including details of the new reporting system.

Make it easier for landlords

HMRC continue to claim MTD will be beneficial for landlords.

Craig Ogilvie, HMRC’s director of Making Tax Digital, said: “MTD for Income Tax is the most significant change to the Self Assessment regime since its introduction in 1997.

“It will make it easier for self-employed people and landlords to stay on top of their tax affairs and help ensure they pay the right amount of tax.”

The first batch of letters will be sent between 2–13 February and 16–27 March, confirming that affected taxpayers will be required to comply with Making Tax Digital from the start of the 2026–27 tax year.

The letters outline the main changes under MTD for Income Tax, including what MTD is, when taxpayers must begin using it, and the new requirement to submit quarterly updates using digital software.

No real benefit

As previously reported on Property118, many industry experts have raised scepticism over MTD.

Accountant Simon Misiewicz told Property118: “There’s no real benefit beyond maybe streamlining some of the work you already do. Does it help with tax returns and submissions? The truth is, I can’t see how.

“There’s no advantage for the individual in submitting quarterly returns, because HMRC doesn’t do anything with them until the end of the year. You don’t pay your taxes any earlier, and there is no real cash-flow benefit for the government”.

The government admitted in the MTD impact assessment that landlords earning £50,000 could incur an average transitional cost of £285 and an average annual additional cost of £115.

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Generation Rent calls for stronger council powers as holiday lets surge

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Property118

Generation Rent calls for stronger council powers as holiday lets surge

A dramatic rise in second homes and Airbnb-style holiday lets has driven families out of their communities as landlords prioritise profitability, according to a new report.

Research by Generation Rent found that by 2022, there were more than 330,000 holiday homes in England, accounting for around 7% of the private rented sector.

The tenant group is now calling on the government to give local councils the power to license holiday lets and restrict their numbers.

Number of holiday lets has reduced due to tax changes

According to the report, many second homes are let out as holiday lets, with 130,000 taxpayers declaring holiday let income in their tax returns.

Generation Rent claim in their report: “Expansion in the holiday home sector has been accelerated by a lack of effective regulation of short-term commercial holiday lets, alongside tax advantages that make holiday lets more profitable for landlords than residential tenancies.”

However, the number of holiday lets has reduced in recent years due to tax changes. In 2025, there were 268,152 second homes and 67,858 holiday lets, a total of 336,011. This is up from 2022 but down on 2024’s peak of 346,956.

The Conservatives ended the Furnished Holiday Letting (FHL) tax benefits. The scheme allowed holiday let landlords to claim tax relief on their properties if they let them out to holidaymakers for at least 105 days a year.

Other measures gave local authorities discretionary powers to charge up to 200% of the standard council tax rate on second homes. More than 70% of local authorities in England have chosen to exercise this new power.

Drop in holiday lets due to council enforcement

Generation Rent’s findings also reveal that the Isles of Scilly comes out on top of the top 10 local authority holiday home hotspots, based on holiday homes as a proportion of total housing stock at 31%.

Westminster (5%), Wandsworth (1%), and Oxford (1%) have seen holiday homes increase as a share of the local housing stock.

However, the report also finds a drop in holiday lets due to council enforcement, particularly in Camden, which saw the largest decrease in the proportion of holiday homes between 2021 and 2025, falling by three percentage points.

Over the same period, the council recorded a 61% rise in Empty Homes Premium charges, which are applied to properties left empty for at least a year to encourage owners to bring them back into use.

Generation Rent data shows holiday homes in Manchester have fluctuated over the past 18 months.

The tenant group reports many flats start as ‘second homes’ because they are furnished with unknown occupancies, while empty homes are usually unfurnished. Over time, they may be reclassified as student or occupied dwellings. Generation Rent found that 73% of second homes in Manchester still aren’t paying the relevant premium, likely due to this delay.

Give councils more powers to crack down on holiday lets

The tenant group is calling on the government to crack down on holiday lets and give councils stronger enforcement powers.

Generation Rent posted on X, formerly Twitter: “Holiday lets are pricing locals out of their own communities.

“The government must give councils the powers they need to license and limit them, now. Without action, tourism will keep taking homes.”

The news comes as the government announced last year a consultation on new powers for regional Mayors to impose an overnight levy on holiday lets.

The Ministry of Housing, Communities and Local Government have confirmed any new levy would apply to visitors at accommodation providers, including hotels, holiday lets, bed and breakfasts, and guesthouses.

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Deed of surrender or email advising leaving date?

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Deed of surrender or email advising leaving date?

Hi, we are in the process of buying a flat with tenants in situ. Their lease expires at the beginning of August. We have met them, and they said they plan to leave on that date.

Before we complete the purchase, we plan to meet the tenants again and are considering whether it is better for them to sign a deed of surrender for 1 August (even though we are not yet their landlords) or ask them to email us when we are there, confirming that they wish to leave on 1 August.

We are conscious of the Renters’ Rights Act from 1 May and want to make sure the tenants will vacate on 1 August, either by deed of surrender, email confirmation or any other way that Property118 readers recommend.

The reason we are happy to buy around April and keep the tenants until August is that they are currently students and are completing a course.

Also, we would have the flat available for September, which is a time of high demand for rentals.

Is this feasible?

Thanks,

Marie

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Housing disrepair claims fail tenants and landlords – legal expert

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Housing disrepair claims fail tenants and landlords – legal expert

Housing disrepair claims now risk doing more harm than good for tenants, a legal expert has warned.

Des Taylor, a legal expert at Landlord Licensing & Defence, says the current system has become driven by financial incentives for solicitors, often rewarding legal process over practical outcomes.

Mr Taylor is calling on the government to fix the system and move housing disrepair claims from the County court to the First-tier Tribunal.

Economics of legal costs matter more than wellbeing of the tenant

Housing disrepair claims are legal action taken by tenants against landlords who fail to fix property defects, providing tenants with a clear route to have genuine disrepair addressed and to receive compensation when landlords fail to meet their obligations.

However, Mr Taylor says the balance has now been lost, with financial incentives becoming more important than tenants’ wellbeing.

He said: “This was supposed to be about fixing homes and putting things right.

“Instead, it has become a system where the economics of legal costs frequently matter more than the condition of the property or the wellbeing of the tenant.”

The legal expert says tenants often gain little from this escalation and urgent repairs are frequently deliberately delayed.

Mr Taylor warns tenants are advised by their solicitors not to allow works to take place, on the basis that it could weaken the claim.

He explains: “In some cases tenants are told to report every minor issue back to the solicitor instead of the managing agent. Each email then becomes another line on a costs schedule. Meanwhile, the tenant has to continue living with the problem, which could be something as hazardous as damp and mould. Not because of the landlord, because of the solicitor.”

Dynamic shifts away from solving the problem

Mr Taylor explains under the current framework, claimant solicitors are financially encouraged to issue proceedings quickly because their ability to recover significant legal fees only crystallises once a disrepair claim reaches court.

There is a ‘pre-action protocol’ which is meant to promote early dialogue and repairs. However, in reality, proceedings are often launched at the slightest suggestion that a procedural step has not been followed precisely.

Mr Taylor says: “The moment a claim is issued, cooperation stops being rewarded. Everything becomes about generating documents, reports and procedural steps, all of which increase billable fees for the solicitor. That is when the whole dynamic shifts away from solving the problem.”

He warns warns that for claims falling between the small claims track and the fast track, the compensation received by tenants can vary considerably, while claimant solicitors may recover substantial legal fees even when the damages awarded are relatively modest.

Mr Taylor said: “That is how you end up with cases where a tenant receives a few thousand pounds while the legal bill runs into tens of thousands.

“We are seeing examples where a tenant is paid £4,000, a quarter of that is deducted plus VAT, and then a costs claim of more than £22,000 lands on the landlord’s desk. So, the tenant ended up with just £2,800 while the solicitor received £23,000. Such figures are no longer unusual.”

Move housing disrepair claims to First-tier Tribunal

However, Landlord Licensing & Defence says some courts have begun to push back, with instances of judicial criticism where solicitors were found to have inflated costs without advancing repairs.

There have also been cases where wasted costs orders were issued after conduct fell below expected professional standards.

Mr Taylor warns that tenant disrepair claims move slowly through an already strained court system, leaving straightforward cases waiting months for hearings, while landlords who wish to act cannot gain access and tenants remain in poor conditions.

He says more fundamental reform is needed, including moving housing disrepair claims into the First-tier Tribunal.

“The county court is a blunt and inefficient tool for this kind of dispute. It is formal, procedural, and adversarial. The only parties who reliably benefit from delay are those recovering fees,” he says.

“The tribunal looks at reality. It considers the condition of the property, the behaviour of both sides, and what needs to happen next. Costs are contained, and the emphasis is on getting repairs done.”

Landlords deserve a process that does not punish engagement

The government has launched an open call for evidence on housing disrepair claims, examining whether fee structures unfairly prioritise legal costs over tenant compensation.

Mr Taylor says the government must take action to fix the system.

He said: “There is a real concern that tenants are being funnelled into firms based on referral fees rather than quality of advice. That encourages volume and cost maximisation, not good housing outcomes.

“Tenants deserve safe homes and fast remedies. Landlords deserve a process that does not punish engagement or expose them to unpredictable costs.

“Until incentives are realigned, conflict, delay and spiralling fees will remain the norm.”

Landlords and developers can book a no-charge, 10-minute diagnostic call with an expert on housing disrepair, improvement notices, HMO and selective licencing, planning enforcement, Rent Repayment Orders or other compliance matters by clicking here or by calling 0208 088 8393.

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Shelter CEO wants to work with private landlords

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Shelter CEO wants to work with private landlords

Shelter’s new chief executive hints she is willing to work with private landlords to tackle the housing crisis.

In an interview with Inside Housing, Sarah Elliott says she has had a constructive meeting with the chief executive of a landlord association.

Ms Elliott became the head of Shelter in September last year, after Polly Neate stood down following seven years in the role.

Going to have to work as a collective to end homelessness

Ms Elliott told Inside Housing that under her leadership, the housing charity wants to take a “convening role to get everyone around the table.”

She said she has already met with a private landlord association to discuss the impact of the Section 21 abolition under the Renters’ Rights Act. She did not name the association but hinted at a shift in the way Shelter engages with the private rented sector.

She told Inside Housing: “I think we’re very pragmatic, and I think our role will need to evolve. Where there are rogue landlords who are not doing the right thing, we clearly will not be on their side.

“But I do think we’re going to have to work as a collective if we’re going to improve the system and end homelessness.”

Ms Elliott added the housing charity wants to work with councils and housing developers to build more social housing.

Ms Neate criticised private landlords

This marks a shift from her predecessor, Polly Neate, who had criticised private landlords and accused the Conservative government of “bowing down to vested interests while renters are marched out of their homes in their thousands” over delays to the Renters’ (Reform) Bill.

Ms Neate also claimed that Section 21 evictions were a driving force behind homelessness, despite government evidence suggesting otherwise.

Last year, Ms Neate was nominated as a crossbench Peer in the House of Lords, with the Independent House of Lords Appointments Commission describing her as “an expert in social policy, specialising in housing, homelessness and violence against women and girls.”

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Welsh politicians clash over housing crisis as landlords exit

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Welsh politicians clash over housing crisis as landlords exit

A Welsh Conservative MS has slammed the Welsh government for legislation that has driven landlords out of the market and forced people into temporary accommodation.

During a Senedd debate on housing, Plaid Cymru MS Siân Gwenllian warned that Wales is facing a housing crisis, with many people stuck in temporary accommodation.

However, Welsh Conservative MS Janet Finch-Saunders raised the point that government legislation has forced landlords to leave the market, further deepening the crisis.

10,000 people trapped in temporary accommodation

Ms Gwenllian told the debate that Wales has seen a rise in homelessness and people stuck on social housing waiting lists.

She said: “Wales is in a housing crisis, and that crisis is deepening every day. The evidence is clear and consistent across the entire housing sector and the results can be seen on our streets and in our communities.

“Homelessness is still rising. Waiting lists for social housing are unacceptably long, numbering around 170,000 people at present. More than 13,000 people have sought homelessness support from local authorities in the last year alone.

“Last October, more than 10,000 people were trapped in temporary accommodation, including almost 3,000 children, many without access to cooking or laundry facilities, sometimes for months and even years.”

Private landlords exit the market

However, Ms Finch-Saunders argued government legislation pushing landlords out of the market has caused the housing crisis.

She said: “Would you accept some responsibility for this, when you’ve supported all the way through all of the new legislation that came in that has seen private landlords just exit the market? It is now costing, for somebody in a hotel, £100 a day per adult, £76 per child.

“If you work it out, for a mother and two children, that’s over £3,000. Those people could have actually been in a private rental for around £900 now, a month. Temporary accommodation spend has just gone up. Do you accept some responsibility for backing that legislation, which has seen so many people now seeking and living in temporary accommodation?”

More than 1,190 properties have been lost from the Welsh PRS

Ms Gwenllian claimed that Conservative policies have contributed to Wales’ housing crisis, such as right-to-buy.

She said: “The supply of social housing has been halved during this recent period, and that is because of an entirely intentional policy of the Tories, namely the right to buy policy. So, no, I don’t accept that the problem is as you characterise it; the problem rests with you.

“The reality is that the private rented sector is entirely unaffordable for many. Rents in Wales are rising at the fastest rate in Britain, while the local housing allowance continues to be frozen by the UK Labour government. The gap between what people receive and what they need is growing, and that is driving more and more people into poverty and homelessness.”

However, Ms Gwenllian failed to mention that, according to Welsh government data, since the last election, more than 1,190 properties have been lost from the Welsh private rented sector.

The Welsh Labour government has also come under scrutiny for introducing Rent Smart Wales, which requires landlords to register and license their properties.

You can watch a clip of the housing debate below

Plenary01_30_26_14_59_19(1)

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