Problem tenants can actually help you sell faster: how changing the narrative can get the highest prices for your properties

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Property118

Problem tenants can actually help you sell faster: how changing the narrative can get the highest prices for your properties

We’ve all been there, most landlords think a “difficult” tenant kills a sale. But in reality, handled correctly, they can help drive the price up.

Amidst the noise, the regulation changes, the red tape and the headlines predicting doom and gloom, landlords across the North West are still selling. And not only selling, but selling quickly, at strong prices, with complete certainty.

Right now, despite the Renters’ Right Act creeping in, we’re seeing buy-to-let properties and portfolios sit stagnant on the market for months with unrealistic asking prices. Why? Landlords are holding out for yesterday’s market. Others are paralysed by compliance worries, damp reports, and in the worst cases: tenants.

Meanwhile, for the 80 landlords per week coming to us to sell, they’re exiting cleanly and profitably.

At Landlord Sales Agency, we specialise exclusively in helping motivated landlords sell, particularly those with freehold houses across the North West, where demand remains strong and buyer appetite is rising.

Unlike traditional agents who inflate asking prices to win your instruction, we position properties strategically to draw serious buyers in. Lower, intelligent pricing creates urgency. Urgency creates multiple offers. Multiple offers create bidding wars, and bidding wars push prices up. What’s more, we move fast. Super fast. All our properties sell on average in under 28 days.

But what if you have tenants who won’t allow access? Perhaps you have tenants that are determined to stay, or feel anxious about viewings?

Recently, a landlord approached us with properties to sell in St Helens, and one in particular looked, on paper, impossible. The tenants were determined to remain in situ and initially refused access for viewings. Many landlords would have backed away or entered into conflict, many estate agents or auctions would be up against it, bracing for the process to take months.

But at Landlord Sales Agency, we know exactly how to deal with tenants. In fact, getting them to come on side is one of the things we do best.

Through careful communication and our team of experts who specialise in conflict resolution, we discovered the tenants had already identified a potential buyer two doors down who’d be interested in keeping them on. That vital piece of information, from getting the tenants to open up, was the catalyst to the sale.

We jumped on it straight away, welcoming the potential buyer into the property. But it wasn’t straightforward. At first, the tenants wouldn’t let anyone else in for viewings whilst they had this buyer lined up, but we knew how to make them feel at ease, allowing access and in turn pushing the price up by letting other buyers compete in a bidding war. The result was a huge success. The property sold to the buyer the tenants wanted, at the price the landlord wanted, and everyone was happy.

This isn’t just a one-off. We do this time and time again. And we’re the best in the UK to do it. No other company is getting tenants to work with them in the way we’re doing it. At Landlord Sales Agency, we’re working alongside tenants to not only get properties sold, but to leverage their local connections to get the properties sold for a price even higher than expected.

It’s why finding the right company to sell your properties matters more than anything else. And we’re the ones delivering.

Whilst landlords still need to be realistic on price – we typically achieve between 85 and 90% market value – our results significantly outperform auctions or estate agents while still delivering speed and certainty. It’s no coincidence that’s linked to a strategically lower listing price. And because we manage everything, from compliance updates to identifying what truly needs refurbs or repairing and what doesn’t, landlords avoid wasting money and go straight to the sale.

Money in the bank. No fuss. No hassle. No fees. No problem.

So if you have properties situated in the North West that are freehold houses around the £200k mark, with or without tenants, we’re ready to sell them.

There’s still a strong window of opportunity in this market, but the time to act is now.

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Limited company landlords hold three times more properties

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Property118

Limited company landlords hold three times more properties

Landlords using limited companies now control portfolios that are more than three times larger than those holding rented property in their own name, research reveals.

According to Pegasus Insight, this highlights a widening structural split across the private rented sector.

The data shows that 21% of landlords operate at least part of their portfolio through a limited company.

The firm’s latest Landlord Trends report indicates that incorporation has edged upward rather than accelerating sharply.

Limited company landlords hold an average of 15.9 properties, while individual landlords, by comparison, manage 4.9 on average.

Incorporated landlord portfolios

The firm’s founder and chief executive, Mark Long, said: “This isn’t about a sudden surge into incorporation, but about a steady structural divergence.

“Limited company landlords are operating at a different scale, with different funding models and different levels of engagement in the market.

“They tend to run larger, more leveraged and often more complex portfolios, which naturally creates a different risk profile and a different set of support needs.”

He added: “For lenders and policymakers, this is important, as it shows the PRS is no longer a single, uniform market.

“Ownership structure is becoming an increasingly important lens through which to understand landlord behaviour, resilience and even future supply.”

Rely on BTL finance

The research also shows that finance arrangements differ too with 69% of incorporated landlords are relying on buy to let mortgage borrowing.

For landlords holding personal assets, the ratio is 57%.

Also, 35% of limited company landlords own at least one House in Multiple Occupation, compared with 17% among individual landlords.

Work full or part-time

The firm has also found that among landlords operating through companies, 27% identify as full- or part-time.

For landlords holding property in their own name, the figure is 14%.

When it comes to setting rents, three quarters of limited company landlords increased rents in the past year, compared with 61% of individual landlords.

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After 30 Years in Property, One Strategy Still Leads for Cashflow

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Property118

After 30 Years in Property, One Strategy Still Leads for Cashflow

Over three decades of investing have taught Simon Zutshi one clear lesson. If your goal is strong, consistent monthly income, not all strategies are equal.

Buy-to-lets can work. Flips can create chunks of cash. But when it comes to reliable cashflow, HMOs continue to stand out.

As the founder of property investors network, Simon has seen Houses of Multiple Occupation transform investors’ results when structured correctly

Why HMOs Can Be So Powerful

A standard rental property produces one stream of income.

An HMO produces several.

Multiple tenants under one roof means multiple rent payments. When sourced carefully, set up compliantly and managed professionally, this can significantly increase monthly cashflow compared to traditional single lets

For some investors, that uplift in income has meant replacing their employed earnings far sooner than expected

So Why Doesn’t Everyone Do Them?

Because most investors assume HMOs are too complicated

Licensing.
Planning.
Multiple tenants.
Management systems.

Yes, HMOs are more advanced.

But advanced does not mean impossible. It means structured.

With the right guidance, the process becomes clear. You understand the rules, the numbers and the risks before you commit. And you decide whether this strategy genuinely fits your goals.

Free 3 Part HMO Series

Rather than dismissing HMOs based on assumptions, Simon has created a free three-part video series explaining:

• Why HMOs can generate strong cashflow
• Why most investors avoid them
• How they can be funded, including approaches many overlook
• And how to decide if this strategy is right for you

The training is practical, direct and based on 30 years of real-world experience.

It is completely free to access.

If you are serious about building income from property in 2026 and beyond, this is an opportunity to properly understand one of the most powerful cashflow strategies available.

Do not rule it out without looking at it properly.

Register now and watch the free HMO video series before access closes.

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Why are comparable housing markets moving in opposite directions on rental policy?

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Property118

Why are comparable housing markets moving in opposite directions on rental policy?

Across Europe, governments facing similar housing pressures are making markedly different choices about how to regulate and tax private rental supply. Some are tightening fiscal treatment and strengthening regulatory controls. Others are recalibrating incentives to retain or attract private rental investment.

The divergence is no longer subtle. It is structural, and it is becoming impossible to ignore.

Property118 has spent more than a decade reporting on the commercial and regulatory realities shaping the UK private rented sector. Increasingly, the most revealing signals are not confined to Westminster. They are emerging across comparable economies wrestling with the same underlying question, how do you sustain rental supply under political pressure?

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Landlord Law is Changing: What You Must Do Before 1st May 2026

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Property118

Landlord Law is Changing: What You Must Do Before 1st May 2026

Over the past few months, I have been speaking to landlords across the UK about the Renters Rights Act, which comes into force on 1st May 2026.

Most know it is happening. Many assume it is simply another regulatory adjustment to add to the long list of changes landlords have already navigated.

It is not.

This legislation reshapes the balance between landlord and tenant in a way that directly affects how you manage property, protect income and handle risk. It is less about headlines and more about how the detail plays out when something goes wrong.

In my work, I deal with those moments. Failed possession claims. Invalid notices. Escalating disputes. Rent Repayment Orders that could have been avoided.

Under the new Act, certain breaches may result in a Rent Repayment Order of up to 24 months’ rent. On a property generating £1,200 per month, that is £28,800.

In many cases, the issue will not stem from deliberate noncompliance. It will come from misunderstanding a procedural change. Relying on an outdated assumption. Believing an old rule still applies.

That is where the real financial risk sits.

From 1st May 2026, this legislation becomes enforceable. At that point, it is no longer about what you think applies. It is about whether your processes, documentation and portfolio structure align with the new legal position.

Why I Am Running This Webinar

This is precisely why I am hosting a live session titled:

Landlord Law Is Changing: What You Must Do Before 1st May 2026

This will not be theory or commentary on media headlines. It will be a practical breakdown of what is changing, where landlords are genuinely exposed, and what you should be reviewing now within your own portfolio.

We will look at:

• How the changes affect possession and enforcement
• Where Rent Repayment Order risk sits
• What assumptions may no longer be safe
• The practical steps to take before 1st May 2026

If you are serious about protecting your rental income and staying ahead of enforcement, this is time well spent.

You can register by clicking HERE

Once enforcement begins, correcting a mistake is always more expensive than preventing one.

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Court digitalisation will improve access to justice claims government

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Property118

Court digitalisation will improve access to justice claims government

The government claim they will spend more than £50 million to digitise the county courts to handle the court backlog.

Deputy Prime Minister and Justice Secretary David Lammy spoke following a report by Sir Brian Leveson, who warned the justice system is in crisis.

The news comes as Landlord Action figures reveal that landlords are facing the longest court waiting times in 20 years.

Improve access to justice

Mr Lammy claimed the government is committed to structural reform of the court system and will help drive investment in the court system by investing more than £50 million to progress digitalisation of the court system

He said: “This investment is not just about big business. The investment is designed to improve access to justice by cutting complexity and cost, and making it easier to resolve common everyday civil problems, such as when a business is failing to pay a supplier for goods provided or a dispute between a landlord and tenant over the condition of a property.

“Over a million claims have now been issued on our existing digital services for making money claims and damages claims. Cases consistently progress three times quicker through their early stages using these modern, user-focused services.

“The government is working with the Online Procedure Rule Committee, to develop rules for online proceedings that are simple to use, accessible and fair, fit for the digital age.”

Government has not provided clarity

The government have previously claimed a digitised court system will help landlords. However, as previously reported by Property118, the National Residential Landlords (NRLA) has warned the government has not provided clarity on how the courts will be prepared for the digital possession process.

Ben Beadle, chief executive of the NRLA, said: “At Report Stage of the Renters’ Rights Act, the Housing Minister told the Commons that: “Court readiness is essential to the successful operation of the new system”. We agree with the Minister.

“However, the government has yet to define what it means by the courts being “ready”. Without that clarity, it is unclear what the planned digitisation of possession cases is intended to deliver or how success will be measured.

“More broadly, whilst the Master of the Rolls has indicated that the “first iteration” of the new digital platform to process possession cases is expected to be released in late Spring 2026, it remains unclear what this will look and feel like in practice for tenants and landlords, or the extent to which it will speed up the processing of legitimate possession claims.”

Figures by the Ministry of Justice reveal it took courts an average of more than eight months to process and enforce landlord claims last year.

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UK rents dip in February – led by London falls

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Property118

UK rents dip in February – led by London falls

Landlords are seeing rents level off as tenants take longer to commit and affordability pressures shape new deals, HomeLet says.

Its latest rental index shows average UK rents fell to £1,301 in February, a 0.1% month-on-month fall from £1,302 in January.

That leaves rents 2% higher than a year earlier, when the average stood at £1,275.

While the change is marginal, it interrupts a run of monthly rent rises.

Properties take longer to rent

The firm’s head of partnerships, Carrie Alliston, said: “We’re currently seeing a rental market that’s slowing in a different way; not through falling rents, but through properties taking longer to let.

“The average proportion of income spent on rent (30.9%) has only gone up by 0.1% since November last year, which shows that tenants are being more cautious about what they can afford and how sustainable higher rents really are.”

She added: “As we move closer to the Renters’ Rights Act, this shift in behaviour underlines the importance of prioritising suitability and stability over simply pushing for the highest possible rent.”

London rents continue falling

Outside London, HomeLet says rents increased by £2 over the past month to £1,120.

That’s a 0.02% rise since January and places rents 1.8% above their level in February last year.

In the capital, however, rents fell for a fourth consecutive month to £2,067.

That is 0.5% lower than January and 2% higher than 12 months ago.

Six regions recorded a decline compared with January, while six posted an increase, highlighting varied local conditions rather than a single national trend.

Northern Ireland’s rents are up 0.4% month-on-month and 5.1% annually; Scotland’s rents grew by 0.6% and 4.6% respectively while rents in Wales fell -1.1% compared to January and 3.1% annually.

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Property118 founder slams Shelter for causing landlord exodus

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Property118

Property118 founder slams Shelter for causing landlord exodus

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Green councillor calls for local rent control powers

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Property118

Green councillor calls for local rent control powers

A councillor has claimed rent controls must be introduced to stop renters from “being plunged into economic hardship.”

Green councillor Alex Mace put forward a motion to Worcester City Council calling for rent controls to be introduced in the city.

Cllr Mace said that while the Renters’ Rights Act will strengthen renters’ rights, it does not go far enough to tackle soaring rents.

People before profit

In a council meeting, Green councillors urged Worcester City Council to vote in favour of the motion, arguing that the government should devolve rent control powers to local authorities.

The Green councillors pointed to a growing number of local authorities and leaders calling for powers to introduce rent controls in the private rented sector, including the Mayor of London, Sadiq Khan and Bristol City Council. Mr Khan previously campaigned to introduce rent controls during his London mayoral campaign.

The councillors also pointed to the Scottish government introducing powers for councils to implement rent controls.

Green councillor Alex Mace claimed rent controls would put people before profit.

He said: “Worcester’s spiralling housing costs are central to the cost of living crisis in our city, with private renters being among the hardest hit. Without making renting more affordable, thousands of residents in the city will continue to face staggering costs, be plunged further into economic hardship and be priced out.

“Rent controls are far from a panacea, they will not fix the housing crisis alone or overnight. However, they are a necessary tool to transition to a housing system which puts people before profit.”

Do not support rent controls

Cllr Mace added that while the Renters’ Rights Act is an important piece of legislation, it does not tackle the affordability crisis, as rents can still be raised to market levels.

However, Liberal Democrat councillors voted against the motion, with councillor Jessie Jagger saying: “We will be voting against the motion as we do not support rent controls. We want to send a clear message to the market that this is not a policy we want to pursue.”

The motion was approved by Worcester City Council with an amendment requiring the council’s communities committee to first consider how the Renters’ Rights Act has impacted residents before writing to the Housing Secretary to request that the government allow local authorities to introduce controls on private sector rents.

The full council meeting can be seen by clicking here with the rent control motion starting at 1:05:58

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Government admits no impact assessment of Renters’ Rights Act on supply

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Government admits no impact assessment of Renters’ Rights Act on supply

The government admits it has not carried out an impact assessment on how the abolition of fixed-term tenancies will affect rental supply.

In a written question, Liberal Democrat MP Dr Roz Savage asked what assessment had been made of removing fixed-term tenancies under the Renters’ Rights Act, including the impact on certainty for landlords seeking to sell or recover possession and the potential effect on rental supply.

However, Housing Minister Matthew Pennycook claimed no such assessment has been carried out.

Abolition of fixed-term tenancies will cause chaos

Mr Pennycook pointed to the Renters’ Rights Act impact assessment, which claims the abolition of fixed-term tenancies and replacing them with periodic tenancies will “result in fewer voluntary household moves as tenants will no longer need to plan to move at the end of a fixed term period.”

The assessment looks at the English Housing Survey, which says approximately 6.3% of tenants who moved in the previous 12 months listed the end of the fixed term as the sole reason for moving.

The assessment claims: “These are voluntary moves from tenants that are solely due to the existence of fixed terms, this may be in situations where tenants are unable to commit to another term of at least 12 months.”

However, as previously reported by Property118, many industry experts have warned the abolition of fixed-term tenancies will cause chaos, particularly for the student rental market.

ARLA Propertymark regional executive for Cornwall, Sophie Lang, told Property118: “The student rental market runs in a very set cycle. We know when the term times are and when the year ends. It was very easy to have a fixed-term tenancy, which gave everyone peace of mind that they had their housing sorted.

“Removing fixed-term tenancies will cause uncertainty for landlords and tenants because it means that fixed-term tenancies are no longer there as a protection.”

A survey by agency software firm Alto reveals more than a third (34%) of agents predict the end of fixed-term contracts could devastate the student letting system.

Landlords selling

Dr Savage also asked whether the Renters’ Rights Act could affect the frequency of tenant displacement caused by landlords selling properties, and trends in repeated forced moves for compliant tenants.

Mr Pennycook again confirmed that no assessment had been carried out on this.

The Renters’ Rights Act impact assessment claims the reforms are expected to result in only a small number of landlords exiting the market.

The assessment said: “There is a risk that costs from the legislation may result in some landlords leaving the sector. This is difficult to estimate precisely, though we would expect it to be substantially mitigated by the additional cost per rented property being a very small fraction of average annual rent and asset value.

“The available evidence to date does not suggest that similar reforms to abolish section 21 in Scotland have negatively impacted supply, nor changes introduced by the 2019 Tenant Fees Act, despite concerns they would.”

However, a study by the Scottish Association of Landlords shows a reduction of 22,000 rental properties in Scotland in just one year due to government policies and anti-landlord rhetoric.

A survey by the National Residential Landlords Association (NRLA) found that 41% of landlords plan to sell properties within the next 12 months, compared to only 6% who intend to buy.

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