Council plans tougher fines for landlords housing vulnerable tenants
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Council plans tougher fines for landlords housing vulnerable tenants
A council has been accused of setting a “worrying precedent” over plans to propose large fines for rule-breaking landlords housing vulnerable tenants, a story in The Telegraph claims.
Bristol City Council has proposed in a consultation that landlords who breach safety standards when housing vulnerable tenants would face a 20% premium added to the financial penalty, meaning landlords would be forced to pay £14,400.
The news comes after the Green-controlled council consultation is also asking renters to help decide how much it will fine landlords who breach rules under the Renters’ Rights Act.
Endless escalation of fines
According to The Telegraph, the council claims the definition of a vulnerable tenant will be non-exhaustive and will include young adults and children, people with drug or alcohol addictions, those whose first language is not English, asylum seekers, and people on a low income.
The council also plans to fine landlords an additional 10% if they charge rent above the level set by the Local Housing Allowance (LHA).
The Telegraph reports that under the council’s plans, a landlord who failed to fix a roof causing damp and mould by a specified deadline would face a £13,000 penalty. However, if they charged tenants above LHA rates, they would be required to pay £14,300.
However, industry experts have warned the council’s plans could create chaos for landlords and cause a lack of supply.
Paul Shamplina, founder of Landlord Action, told The Telegraph: “Landlords must comply with safety and licensing laws, but the penalty premium would create an endless escalation of fines.
“Measures like this could further reduce the supply of landlords willing to accommodate vulnerable tenants, particularly in cities such as Bristol, where homelessness levels are already high and social housing is in short supply. It sets a worrying precedent.”
Criminalise landlords unnecessarily
Sean Hooker, of dispute adjudicator Property Redress, said fining landlords was not the answer.
He told The Telegraph: “If penalties are seen as excessive, we are likely to see more appeals, leading to delay and additional cost for enforcement bodies.
“The purpose of these powers is to raise standards and ensure compliance, not to criminalise landlords unnecessarily.
“In many cases, working with a landlord and encouraging investment to upgrade a property will deliver a better outcome for tenants than simply imposing the maximum fine.”
Under the Renters’ Rights Act, councils now have the power to carry out surprise inspections, including entering premises where tenancy records are kept with or without a warrant.
Councils can also compel landlords, letting agents, and third parties (e.g., prop tech companies, banks, accountants, contractors) to provide documents and information related to housing compliance.
Councils will also be able to issue fines of up to £40,000, and the government has released new civil penalty tables. These include a £12,000 fine for operating a property in a selective licensing area without the correct licence.
Property118 has approached Bristol city council for comment.
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John Lewis exits Build-to-Rent housing projects
Property118
John Lewis exits Build-to-Rent housing projects
John Lewis is shutting down its housebuilding arm and abandoning plans to deliver 1,000 rental homes across three sites.
The firm is blaming higher borrowing and construction costs since the venture was launched in 2020.
The employee-owned retailer said the decision also covers an exit from property management when four residential building contracts expire.
Resources will instead be redirected towards its core retail brands, John Lewis and Waitrose, as the partnership looks to simplify operations and reinforce its balance sheet.
BtR scheme ends
A spokesperson for the John Lewis Partnership said: “Our rental property ambition was based on a very different financial environment: one with more stable investment returns, lower borrowing costs and more affordable costs to build homes.
“Unfortunately, the current climate – higher interest rates, inflationary pressures and a more cautious property market – has meant the model no longer meets the Partnership’s investment criteria.”
Its move ends a £500m build-to-rent initiative spanning Bromley, Reading and West Ealing, where schemes had been designed to deliver large-scale rental housing.
John Lewis homes plans
The withdrawal follows several years of repositioning inside the partnership’s retail estate, including job reductions and store closures.
Five years ago, the partnership outlined proposals to build as many as 10,000 rental homes, targeting 40% of profits from non-retail activity by 2030.
Development pipelines included construction above Waitrose supermarkets and regeneration of underused land.
Planning consent had been secured in principle across the three current schemes.
However, the Bromley proposals ran into difficulty after affordable housing numbers fell short of early expectations.
Also, the Reading project drew objections from residents concerned about pressure on local infrastructure.
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Potentially Exempt Transfer insurance / Gift inter vivos policies
Property118
Potentially Exempt Transfer insurance / Gift inter vivos policies
Potentially exempt transfer insurance (gift inter vivos policies), protect your family during the seven-year inheritance tax risk period following a gift.
Most landlords have some understanding of the seven-year rule for IHT purposes. What far fewer appreciate is the financial exposure their family faces during those seven years. This exposure is not theoretical. It arises automatically the moment a lifetime gift is made. It exists silently in the background, often unnoticed, until it suddenly matters. For families transferring property, company shares, or substantial capital, the consequences can be severe.
Fortunately, there is a straightforward and commercially rational solution. It is called Gift Inter Vivos insurance, more commonly described as Potentially Exempt Transfer insurance. Understanding how and why it works is essential for any landlord thinking about succession.
The legal foundation: what is a potentially exempt transfer?
A Potentially Exempt Transfer, or PET, is defined under the Inheritance Tax Act 1984. It arises when an individual makes a lifetime gift to another individual.
Typical landlord examples include:
- Transferring a rental property to a child
- Gifting shares in a property company or Family Investment Company
- Gifting partnership interests
- Transferring beneficial ownership of property
- Making substantial cash gifts following refinancing
- Gifting of positive Directors Loan Account balances
The transfer is immediately effective for legal and commercial purposes, however, its inheritance tax treatment remains conditional. If the donor survives seven years from the date of the gift, the transfer becomes fully exempt from inheritance tax. If the donor dies within seven years, inheritance tax becomes payable on a sliding scale. This is known as taper relief.
The inheritance tax exposure reduces over time as follows:
- Years 0–3: 100% of the liability applies
- Year 3–4: 80% applies
- Year 4–5: 60% applies
- Year 5–6: 40% applies
- Year 6–7: 20% applies
- After 7 years: no inheritance tax applies
The exposure declines gradually, it does not disappear immediately. That distinction is critical.
Who actually pays the inheritance tax?
Many landlords assume inheritance tax is always paid by the estate. This is not always correct. Where a PET becomes chargeable due to death within seven years, the primary liability falls on the recipient of the gift. This creates a potentially serious liquidity problem.
Consider a simple example:
A landlord gifts a £500,000 rental property to their daughter.
Three years later, the landlord dies.
Inheritance tax at 40% may become payable, subject to available nil rate band relief.
The daughter may face a tax bill of up to £200,000.
She now owns the property. But she may not have £200,000 in cash.
Her options may be limited:
- Sell the property
- Borrow against the property
- Or use personal funds if available
None of these outcomes may reflect the original intention of the gift. The purpose of the gift may have been to preserve long-term family ownership, not to trigger forced disposal. This is the precise commercial problem that Potentially Exempt Transfer insurance solves.
The commercial purpose of potentially exempt transfer insurance
Potentially Exempt Transfer insurance exists to protect the integrity of lifetime gifts during the seven-year exposure period. It does not change tax law, nor does it reduce tax liability. Instead, it provides liquidity if inheritance tax becomes payable unexpectedly.
If the donor dies within seven years, the policy pays out a lump sum sufficient to cover the inheritance tax.
This ensures:
- The gifted asset does not need to be sold
- The recipient is not forced into financial hardship
- The succession plan remains intact
If the donor survives seven years, no inheritance tax arises and the policy expires unused. This is not a failure. It means the risk has passed safely.
Why this is especially relevant following the death of a spouse
This insurance becomes particularly important after the first spouse dies.
Under UK inheritance tax law, transfers between spouses are exempt.
This means when the first spouse dies, the surviving spouse often inherits the entire estate without inheritance tax.
The survivor then faces an important decision. They may choose to retain everything until death, or they may choose to transfer assets during their lifetime. Many landlords choose the latter.
This decision is usually driven by sound commercial reasoning, not tax avoidance.
Typical motivations include:
- Simplifying future estate administration
- Reducing long-term inheritance tax exposure
- Allowing children to assume ownership gradually
- Protecting assets from future legislative change
- Supporting refinancing or restructuring strategies
- Ensuring continuity of property management
These lifetime gifts create PETs, the seven-year clock begins immediately, Potentially Exempt Transfer insurance protects that transition period. It allows the surviving spouse to act decisively, without exposing their children to financial risk.
How the insurance is structured in practice
Potentially Exempt Transfer insurance is normally arranged as a specialist decreasing term life insurance policy.
The policy runs for seven years.
The insured amount reduces over time in line with taper relief. This ensures the cover closely matches the actual tax exposure.
The policy is typically written in trust for the benefit of the gift recipient. This is critical.
Writing the policy in trust ensures the payout falls outside the donor’s estate and is immediately available to the beneficiary.
The funds can then be used to pay inheritance tax directly. This avoids delays, complications, or unintended tax consequences.
Real-world example relevant to landlords
Consider a landlord with a £2 million property portfolio.
Following the death of their spouse, they decide to gift £800,000 of property to their children. This may represent several rental properties or shares in a property company.
The potential inheritance tax exposure is £320,000.
The landlord takes out Potentially Exempt Transfer insurance for £320,000.
If they survive seven years, no tax arises and the insurance expires.
If they die within seven years, the insurance pays out.
The children retain the properties intact.
The succession plan succeeds.
Without insurance, the children might have been forced to sell property to pay tax.
The difference is profound.
Why this is particularly important for property investors
Property is inherently illiquid. Unlike cash or shares, it cannot be partially sold easily. Forced property sales often occur at suboptimal times. Market conditions may be unfavourable. Tenancies may complicate sales. Transaction costs reduce value.
Potentially Exempt Transfer insurance removes that forced-sale risk. It protects family ownership continuity.
For landlords who have spent decades building portfolios, this protection is invaluable.
Interaction with company structures and family investment companies
Many landlords now hold property through companies or Family Investment Companies.
Lifetime gifts often involve transferring shares rather than property directly. Shares transferred to individuals are normally PETs, so the seven-year inheritance tax exposure still applies.
Insurance protects the value of those shares during the transition period and ensures the corporate structure remains stable. It avoids disruption caused by unexpected inheritance tax liabilities.
Commercial rationale rather than tax avoidance
It is important to understand the true purpose of this insurance.
It does not create a tax advantage.
The tax liability exists because Parliament deliberately designed the PET regime with a seven-year conditional exemption.
Insurance simply protects against the timing risk inherent in that statutory framework. It provides certainty. It allows families to implement succession decisions confidently.
This aligns entirely with the intended operation of inheritance tax law.
Why awareness remains surprisingly low
Despite its usefulness, Potentially Exempt Transfer insurance remains underutilised.
Many landlords focus on tax reduction strategies. Fewer focus on protecting the outcomes of decisions already made, yet succession planning is not complete until the risk period has passed safely.
Insurance bridges that period. It converts uncertainty into certainty.
How much cover is needed and what does potentially exempt transfer insurance cost?
The amount of insurance required depends on the potential inheritance tax exposure created by the gift, not the value of the gift itself.
Inheritance tax is normally charged at 40% on the taxable value of the gift, after deducting any available nil rate band. This distinction is important because many landlords overestimate or underestimate the true exposure.
The correct calculation follows three steps.
First, determine the value of the gift at the date it was made.
Second, deduct any available nil rate band. As of the current tax year, the nil rate band is £325,000 per individual. Where the nil rate band was unused on the first spouse’s death, it can usually be transferred, creating a combined nil rate band of up to £650,000.
Third, apply the 40% inheritance tax rate to the remaining taxable amount.
For example:
- Gift value: £800,000
- Available nil rate band: £325,000
- Taxable amount: £475,000
- Potential inheritance tax exposure: £190,000
In this scenario, the appropriate starting insurance cover would normally be £190,000.
Because taper relief reduces the liability over seven years, the insurance policy is structured to reduce gradually during that period.
This ensures premiums remain proportionate to the declining risk.
Typical premium costs and what affects them
Premiums for Potentially Exempt Transfer insurance are generally modest relative to the risk being insured.
The cost depends primarily on four factors:
- Age of the insured individual
- Health and medical history
- Amount of cover required
- Length of the remaining seven-year exposure period
As a broad illustration, a healthy landlord aged 65 insuring a £200,000 inheritance tax exposure might expect annual premiums in the region of:
- £1,000 to £2,500 per year
At younger ages, premiums can be significantly lower.
At older ages or where health conditions exist, premiums increase accordingly.
However, even where premiums are higher, the commercial logic often remains compelling.
Paying a relatively modest annual premium to protect hundreds of thousands of pounds of family wealth represents a rational risk management decision.
Why the policy is normally written in trust
Writing the policy in trust is not optional. It is essential to achieving the intended outcome.
If the policy were owned personally and paid into the estate, it could itself increase the inheritance tax liability.
Writing the policy in trust ensures:
- The payout falls outside the estate
- The funds are paid directly to the intended beneficiaries
- The money is available immediately
- Probate delays do not interfere with payment
This ensures inheritance tax can be settled promptly without forcing asset sales.
Most insurers provide standard trust documentation for this purpose.
Medical underwriting and practical considerations
Unlike whole-of-life inheritance tax insurance, Potentially Exempt Transfer insurance is temporary. The maximum term is normally seven years. This limited duration reduces underwriting risk for insurers and helps keep premiums reasonable.
Medical underwriting is still required.
This typically involves:
- A health questionnaire
- GP report if necessary
- Occasionally a medical examination
Approval is usually straightforward for individuals in reasonable health.
Even where health conditions exist, cover is often still available, though premiums may increase.
When insurance may be particularly valuable
Potentially Exempt Transfer insurance becomes especially valuable where the gifted assets are illiquid or strategically important.
Examples include:
- Rental properties intended to remain in family ownership
- Shares in Family Investment Companies
- Partnership interests
- Properties with long-term tenants
- Assets intended to provide future income for children
In these situations, forced sale would undermine the purpose of the original gift.
Insurance protects against that outcome.
Why this is fundamentally about protecting certainty
The seven-year rule creates a period of uncertainty.
No one can predict lifespan. That uncertainty cannot be eliminated.
It can, however, be managed.
Potentially Exempt Transfer insurance transforms an uncertain tax risk into a known and manageable cost.
It allows landlords to implement succession plans confidently.
It ensures their decisions achieve the intended outcome.
It protects both the financial and emotional objectives behind lifetime gifting.
Why regulated whole-of-market IFA advice is essential when arranging PET insurance
Potentially Exempt Transfer insurance is straightforward in principle, but the consequences of getting it wrong can be severe.
The amount insured must be correct. The policy must be structured correctly. The trust must be drafted correctly. The taper relief profile must be reflected accurately.
These are not administrative details. They determine whether the insurance actually delivers the protection intended.
This is why regulated, whole-of-market Independent Financial Adviser advice is essential.
A regulated IFA has a legal duty to act in your best interests. This duty is enforced by the Financial Conduct Authority. Advisers must assess your circumstances properly, recommend suitable products, and accept regulatory accountability for that advice.
This provides protection that cannot be replicated through direct-to-consumer purchases or restricted advisers.
Whole-of-market access is equally important.
Different insurers have different underwriting criteria, pricing models, and trust options. Premium differences between insurers can be substantial, particularly for older clients or those with medical conditions.
A whole-of-market IFA can approach multiple insurers and identify the most appropriate and cost-effective solution.
Just as importantly, they ensure the insurance aligns with your wider estate planning strategy.
Inheritance tax exposure does not exist in isolation. It interacts with:
- Your available nil rate bands
- Transferable nil rate band from a deceased spouse
- Residence nil rate band eligibility
- Existing lifetime gifts
- Trust arrangements already in place
- Corporate ownership structures
An experienced IFA will assess the entire position, not just the individual gift.
This prevents both over-insurance and under-insurance.
Over-insurance wastes money on unnecessary premiums. Under-insurance exposes your family to avoidable tax liabilities.
Both outcomes are undesirable.
Trust structuring is another critical area.
The policy must normally be written into an appropriate trust to ensure proceeds fall outside your estate and are available immediately to beneficiaries.
Incorrect trust structuring can undermine the effectiveness of the insurance.
A regulated adviser ensures this is done properly.
This professional oversight provides something more valuable than the policy itself. It provides confidence that your succession planning will work as intended.
For landlords who have spent decades building property portfolios, that certainty matters.
Insurance is the tool. Regulated advice ensures the tool is used correctly.
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The broader emotional and commercial reality
Succession planning is not purely technical. It is deeply personal.
It reflects decades of work, sacrifice, and commitment.
Landlords build portfolios to create security, independence, and opportunity for their families.
Potentially Exempt Transfer insurance ensures those intentions are not undermined by timing risk.
It protects continuity.
It protects certainty.
Most importantly, it protects the outcome.
Frequently asked questions
Can Potentially Exempt Transfer insurance be arranged on a ‘life of another’ basis?
Yes. This is both possible and common.
The recipient of the gift, for example your children, can take out the insurance policy on your life. This is known as a “life of another” policy.
In this arrangement:
- The children own the policy
- The children pay the premiums
- The policy pays out to the children if the donor dies within seven years
This structure ensures the funds are available precisely where the inheritance tax liability arises.
It also ensures the policy proceeds do not form part of the donor’s estate.
This approach is often commercially sensible where the gift recipient wishes to protect the asset they have received, particularly where the asset is valuable or strategically important.
Is there an insurable interest when children insure a parent’s life?
Yes. UK insurance law recognises that recipients of a Potentially Exempt Transfer have a clear financial interest in the donor’s survival for at least seven years.
If the donor dies within that period, the recipient may become liable for inheritance tax.
This potential financial exposure creates a valid insurable interest.
Insurers routinely accept this basis for Gift Inter Vivos policies.
Who normally pays the premiums?
This can be structured in several ways.
- The donor can pay the premiums
- The recipient can pay the premiums
- Premiums can be funded indirectly from gifted income or assets
Where the recipient pays the premiums directly, this ensures the protection is independent and avoids increasing the donor’s estate.
Are the insurance premiums themselves treated as gifts for inheritance tax purposes?
Yes, where the donor pays the premiums, they are normally treated as gifts for inheritance tax purposes.
However, in many cases they fall within one of the statutory exemptions.
These may include:
- The £3,000 annual gift exemption
- Regular gifts out of surplus income exemption
Where premiums qualify for these exemptions, they do not create additional inheritance tax exposure.
A regulated Independent Financial Adviser can help ensure premiums are structured efficiently within the available exemptions.
What happens if the donor becomes uninsurable after making a gift?
This is an important practical risk.
If insurance is not arranged at the time the gift is made, and the donor later develops health problems, insurance may become unavailable or prohibitively expensive.
This would leave the recipient exposed to inheritance tax risk for the remainder of the seven-year period.
For this reason, insurance should normally be considered at the same time the gift is made, while the donor remains insurable.
Does the policy need to be written in trust if arranged on a life of another basis?
Not necessarily.
If the recipient owns the policy directly, the proceeds are paid to them automatically and do not form part of the donor’s estate.
However, professional advice is still essential to ensure the ownership structure aligns with the wider estate plan.
What happens if the donor survives seven years?
The Potentially Exempt Transfer becomes fully exempt from inheritance tax.
The insurance is no longer needed and the policy expires.
This means the succession plan has completed successfully and the insurance has served its purpose by protecting the transition period.
Can the insurance cover multiple gifts made at different times?
Yes. Insurance can be structured to reflect multiple gifts.
This may involve:
- A single policy covering multiple transfers, or
- Separate policies aligned to the timing of each gift
This ensures each seven-year exposure period is properly protected.
Is Potentially Exempt Transfer insurance widely available in the UK?
Yes. Several major UK insurers offer Gift Inter Vivos policies.
These include Royal London, LV, Legal & General, and Aviva.
Policies are typically arranged through regulated Independent Financial Advisers with access to the whole market.
Is this type of insurance only relevant for very large estates?
No. It can be relevant wherever a significant lifetime gift has been made.
Even relatively modest property transfers can create inheritance tax exposures large enough to justify insurance.
The commercial decision depends on the potential tax liability, the donor’s age and health, and the importance of protecting the gifted asset.
The post Potentially Exempt Transfer insurance / Gift inter vivos policies appeared first on Property118.
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Why Landlords Are Taking Time to Plan Before They Act
Property118
Why Landlords Are Taking Time to Plan Before They Act
More landlords than ever are stopping to take stock. The days of constant expansion are giving way to careful evaluation, because the cost of standing still has started to feel as risky as the cost of growth.
Legislation, regulation, and taxation now shape almost every decision. A single oversight can turn a profitable portfolio into a liability, and no landlord wants to watch years of effort slip through the cracks. The instinct for growth remains strong, we can’t help ourselves when we walk past an estate agent’s window, but the priority has shifted towards security and control.
Property still provides one of the most dependable foundations for long-term wealth, yet the real measure of success has become how safely that wealth is structured, protected, and passed on.
A New Kind of Professionalism
Today’s landlords see themselves as business owners, not speculators. They take pride in managing assets responsibly, providing good homes, and keeping ahead of regulation. That professionalism is being tested as compliance demands and risks multiply, and margins narrow.
Some are choosing to streamline. They are selling weaker performers first, reducing debt, and keeping the properties that deliver the best returns for effort and risk. Others are reorganising ownership to strengthen cash flow or prepare for succession. Behind every decision is the same motivation: to protect their position and preserve their legacy.
Hope now comes from clarity rather than optimism. Landlords want a plan that gives them freedom to choose their next step with confidence.
Why Joined-Up Thinking Matters
A rental property business no longer rewards guesswork. Accountants focus on tax, brokers on finance, lawyers on structure, yet no one joins those threads together. That is where confusion turns into frustration.
Property118 bridges those gaps. A consultation with Property118 gives landlords a single point of reference, transforming scattered information into a clear understanding of what truly matters. It begins with a discussion about objectives, family, and finance. We identify where exposure lies and where opportunities remain.
Curiosity drives the process. Many clients arrive wanting to test an idea or sense-check a plan. They leave with renewed trust in their own decisions and confidence that each move fits within the rules.
The Emotional Return on Planning
The feeling most often experienced by landlords who consult us is relief.
Relief that we understand them, the numbers finally make sense, that risks are contained, and that there is still a future for them in a business that’s still worth being proud of. For some landlords, the conversation rekindles ambition; for others, it brings peace of mind that retirement and passing on a legacy with minimal hassle can be approached on their terms.
It is also about belonging. Thousands of landlords use Property118 not because we promise shortcuts but because they value being part of a community that approaches property investment professionally, ethically, and intelligently.
Every consultation ends with a renewed sense of freedom. Decisions feel lighter, the next steps clearer, and the purpose of ownership sharper.
Our consultancy doesn’t only cover retirement, business continuity and legacy planning. It can also unlock the lifestyle you once dreamed about but forgot to implement.
Important Notice – Scope of Planning Support
Where our recommendations touch on areas requiring regulated input, we refer clients to appropriately authorised professionals for advice and execution.
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Landlords exiting in under 28 days, achieving up to 90% market value despite rising regulation pressure
Property118
Landlords exiting in under 28 days, achieving up to 90% market value despite rising regulation pressure
It sounds too good to be true, yet despite the recent headlines and barrages of bad news, landlords are selling, and more than that, they’re selling fast for the right prices.
We’ve all seen the way the market is heading: properties stuck, unable to sell, landlords wanting unrealistic listing prices, which all compounds to a drop in sales. With fears that properties could stay unsold on the market for up to 2 or 3 years, some landlords have even turned to Airbnb, desperate to claw back costs and avoid the strict regulations of the Renters’ Rights Act. But for landlords who know how to cleverly navigate the market, and most importantly, who to turn to when it comes to selling, the decisions are paying off.
At Landlord Sales Agency, we’re seeing around 80 landlords every week coming to us to sell, and we’re delivering. Not only are we able to achieve results that landlords are happy with, we’re super fast and we take the entire sales process off the landlords’ hands, allowing them to relax and let us do all of the hard work. On average all our properties sell in less than 28 days.
A large part of our success has come from managing expectations and understanding how buyers work. Unlike estate agents that oversell a promise by listing landlord properties for unrealistically inflated prices, we focus on lower listing prices that draw buyers in to generate bidding wars.
Landlords still need to be mindful that the market now isn’t what it used to be a year or even two years ago, but the prices they get are far higher than auctions, and with full certainty of sale. It’s why landlords are flooding in to speak to us. And we’re getting the job done.
The need for experts like Landlord Sales Agency selling your properties is palpable. Even for landlords who have the money and the builders to try and hit higher market prices, there are now so many ongoing issues that it can feel almost impossible to resolve everything. Damp problems, reports, compliance requirements; the list keeps growing. Recently, we’ve even seen tenants submit Subject Access Requests (SARs), asking landlords to provide every report relating to the property, including historic damp reports.
On top of that, what many landlords don’t realise is that even if you serve a Section 21 notice, if tenants make a complaint to the council at any stage, you can quickly find yourself facing delays, enforcement action, or even litigation risk. The level of red tape has increased significantly over the last five years.
It’s for this reason that we’re seeing a clear shift, with landlords prioritising selling with certainty and speed over attempting to achieve 100% market value on properties that may never sell.
At Landlord Sales Agency we specialise in landlord portfolio exits, either selling whole portfolios or individual houses, particularly freehold houses. The sweet spot we’re seeing in today’s market is around £200k property values. For these types of properties we’re seeing a rapid uptake by buyers beyond what anyone else is attaining.
We typically achieve between 85 – 90% of market value, which is significantly stronger than most traditional routes or auction outcomes, while still delivering the speed and certainty landlords need. On top of that, landlords are coming to us to manage the entire sale, including meeting all regulations, updating certificates or possible building works. We know how to get properties ready for market, what needs doing and what really doesn’t. It’s that kind of specialist knowledge that is setting us apart and allowing us to push property sale prices up whilst saving landlords money.
Our aim is simple: maximise the most potential out of each property sale, and get the job done faster and better than anyone else.
So if you have properties you want to sell and want to get going, we’re ready.
Get in touch today, and let’s get started.
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Floor coverings will not be mandatory under Decent Homes Standard
Property118
Floor coverings will not be mandatory under Decent Homes Standard
The government has confirmed floor coverings will not be mandatory under the Decent Homes Standard due to cost pressures.
Many social homes do not come with floor coverings, with research by End Furniture Poverty showing more than 1.2 million people in the UK live without floor coverings, with 66% of those affected living in social housing.
For private landlords, they are not strictly required by law to provide carpets or specific floor coverings in all rooms, but they must provide safe, suitable flooring (such as secure wood or lino) under the Homes (Fitness for Human Habitation) Act 2018.
Need to balance costs
Housing Minister Matthew Pennycook said in answer to a written question about floor coverings that the government’s decision was based on balancing improvements to housing quality with managing costs across existing housing stock.
He said: “Following analysis of the evidence received, we decided that floor coverings should not be included as a mandatory requirement within the new Decent Homes Standard.
“This reflects the need to balance the costs of improving existing stock with the investment required to increase the supply of social and affordable housing, alongside the wider projected costs of delivering the new standard. Increasing supply will help move people, including many vulnerable children, out of unsuitable temporary accommodation.”
Best practice guidance for social housing landlords
Mr Pennycook adds: “Recognising that the absence of appropriate floor coverings can affect tenant safety, accessibility and overall housing quality, particularly for families with young children, older people and disabled tenants, the government intend to issue strengthened best practice guidance encouraging social housing landlords to retain good quality floor coverings between tenancies.
“We are also establishing a working group and pilot with the sector to identify cost-effective ways for tenants most in need to access essential floor coverings and wider furnishings.”
The government has confirmed all private and social homes will need to meet the Decent Homes Standard by 2035.
Under the new standard, landlords will need to meet certain criteria, including that homes must be in a reasonable state of repair and provide core facilities and services, including a kitchen with adequate space and layout, an appropriately located bathroom and WC, and adequate protection from external noise.
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Tenancy Deposit Scheme claims it is helping landlords and tenants
Property118
Tenancy Deposit Scheme claims it is helping landlords and tenants
The UK’s longest-running tenancy deposit protection scheme claims it has resolved more than 33,000 disputes and protected £2.45 billion in deposits.
Tenancy Deposit Scheme (TDS) Social Impact report 2024/25 claims it has supported tenants and landlords by resolving disputes and reducing court demand by diverting disputes from the courts.
The news comes as the government says that, under most possession grounds in the Renters’ Rights Act, landlords must prove deposits were protected in a government-approved scheme.
Fairer and faster outcomes for tenants and landlords
According to the report, TDS’s early dispute resolution service saw 42% of disputes settled without adjudication.
TDS says this “saved landlords and tenants time and stress as well as reducing demand on the justice system by creating wider savings of the public purse.”
The scheme’s Tenancy Redress Service (TRS) offers free, impartial mediation for both tenants and landlords to resolve mid-tenancy issues.
Between April 2024 and January 2025, it received 169 enquiries, the majority from tenants (102).
TDS says that, by protecting more than £2.45 billion in deposits and resolving more than 33,000 tenancy deposit disputes, this “ensured fairer and faster outcomes for tenants and landlords”.
Steve Harriott, chief executive of TDS, said: “Our work touches millions of people every year. But social impact is not only about the numbers. It is about reducing stress, creating financial security, giving people access to secure housing, and raising standards across the property sector.
“We’re proud that initiatives from early dispute resolution to outreach programmes are making life easier for our customers and communities.”
The TDS academy has also launched to provide education and training to landlords and letting agents.
The academy has delivered more than 1,000 hours of training, which they say will help raise standards in the private rented sector.
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Marriage, civil partnerships and why landlords should not ignore the obvious
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Marriage, civil partnerships and why landlords should not ignore the obvious
When Martin Lewis recently described marriage as the “ultimate inheritance tax hack”, he was making a technical point rather than a romantic one. The same principle applies equally to civil partnerships.
If you are legally married or in a registered civil partnership, you can leave your entire estate to your spouse or civil partner free of inheritance tax. If you are cohabiting without that legal status, you cannot.
For landlords with substantial portfolios, that difference is not theoretical. It can determine whether six figures remain within the family or are paid to HMRC.
This is not about sentiment. It is about structure.
The spousal and civil partner exemption landlords overlook
Under current UK rules:
-
Each individual has a £325,000 nil rate band.
-
There is an additional residence nil rate band of up to £175,000 when a qualifying main residence passes to direct descendants.
-
Any unused allowances transfer to a surviving spouse or civil partner.
-
Transfers between spouses or civil partners are exempt from inheritance tax, both during lifetime and on death.
In practical terms, a married couple or civil partners can often pass on up to £1 million free of inheritance tax, provided their estate includes a qualifying residence and planning is aligned.
Unmarried, non-registered couples cannot transfer unused allowances. There is no automatic exemption, regardless of how long they have lived together.
Only legal status counts.
For landlords sitting on appreciating property assets, that distinction materially alters long-term outcomes.
Why this matters more in later life and second relationships
Many landlords rebuild their personal lives after divorce or bereavement. They may have lived with a new partner for years. They may share property and financial responsibilities. Yet unless they marry or register a civil partnership, inheritance tax law treats them as unrelated individuals.
On first death, assets passing to an unmarried partner may face inheritance tax at 40% above available thresholds. There is no deferral. No automatic doubling of allowances.
In a £1.5 million property-heavy estate, that can translate into a substantial and immediate tax liability. That is capital which could otherwise stabilise borrowing, support the survivor, or preserve assets for children.
Entering into marriage or a civil partnership in this context is not simply a personal decision. It is a liability management choice.
The commercial lens landlords instinctively understand
Property investors routinely assess structure, risk and efficiency.
Viewed commercially, marriage or civil partnership does three powerful things:
-
It permits unlimited transfers between spouses or civil partners without inheritance tax.
-
It defers inheritance tax entirely on first death.
-
It allows full transfer of unused nil rate bands, effectively doubling the available thresholds for the survivor’s estate.
This creates time and flexibility. Time to refinance. Time to reorganise ownership. Time to plan succession deliberately rather than reactively.
For landlords focused on business continuity and legacy, that flexibility can be more valuable than any single tax saving.
For couples who choose not to formalise the relationship
There will always be personal reasons not to marry or register a civil partnership. That is entirely legitimate.
The key is awareness. Wills, trusts, lifetime gifting and life assurance can all mitigate exposure, yet none replicate the simplicity and certainty of the spousal or civil partner exemption. They introduce additional cost, complexity and ongoing administration.
Choosing not to formalise a relationship should be a conscious, informed decision, not a structural oversight.
Inheritance tax planning is rarely about the tax itself. It is about security for the person left behind, protection for children, and preserving the value of a lifetime’s work.
For landlords, marriage or civil partnership remains one of the most powerful structural tools available under UK inheritance tax law. Surprisingly, it is also one of the most frequently overlooked.
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Renters turn to commuter towns as demand soars
Property118
Renters turn to commuter towns as demand soars
Demand has soared in commuter towns such as Esher as renters are priced out of cities, according to a new report.
Findings by SpareRoom reveal renters are seeking more affordable options as rent prices have risen sharply in recent years.
However, the flatshare website warns that as more renters migrate to cheaper towns, those areas may not remain affordable for much longer.
Esher has the highest demand in the UK
According to the report, Esher, a commuter town in Surrey, 30 minutes from London Waterloo station, has recorded one of the largest year-on-year increases in demand (+32%). It also currently has the highest demand in the UK, with an average of 11.2 people searching for every room available to rent.
Meanwhile, Kilmarnock, a Scottish town with strong transport links to Glasgow, has seen flatshare demand double over the past year, the sharpest rise anywhere in the UK. There are now seven people searching for each available room.
The average monthly room rent in Kilmarnock in 2025 was £588, allowing the typical flatsharer to save more than £1,000 per year compared with renting in Glasgow, where the average room costs £683 per month.
Elsewhere, commuter towns around Glasgow are also seeing rising demand. In Motherwell, located southeast of the city, demand has increased by a third, while in Paisley, to the west of Glasgow, demand has risen by 16%.
Huge problem with affordability
Matt Hutchinson, director of SpareRoom, has warned that rent prices in commuter towns could soar.
He said: “City living was once to flatsharers what suburban living was to families with 2.4 children. But the tides are turning. Given how high rents are now compared to where they were five years ago, people are faced with no choice but to chase affordability. It’s not an urban exodus, but it’s certainly flatshare sprawl.
“When even flatsharers are turning away from major cities, you know there’s a huge problem with affordability. More renters migrating to cheaper towns puts upward pressure on rents. These towns won’t be affordable much longer and then where do people go?
“Quite soon, renters will simply be out of options. It’s bad for the economy too which relies on a flexible workforce. If people can’t take advantage of new job opportunities, everyone loses.”
Rent prices have surged
The report also reveals that rents have surged by 40% over the past five years in cities such as Liverpool, reaching a record high of £555 per month in the final quarter of 2025.
Demand is also climbing rapidly in towns on the edge of the city. Birkenhead has seen demand rise by 33%, while Widnes is up 22%. Widnes now has the third-highest demand in the UK, with an average of 10.2 people searching for every available room.
In the Midlands, several towns are experiencing some of the strongest demand for rooms to rent anywhere in the country. West Bromwich leads the way, with 10.5 people per room, followed by Halesowen (9.8), Smethwick (7.4), Kidderminster (7), and Sutton Coldfield (6.7).
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Council unveils consultation on HMO planning rules
Property118
Council unveils consultation on HMO planning rules
Landlords and residents are being asked to comment on proposed planning restrictions targeting shared housing in Kidderminster.
A six-week consultation has now begun with Wyre Forest District Council seeking views on introducing an Article 4 direction for HMOs there.
Anyone who lives, works or owns property locally, alongside landlords and sector groups, can submit an opinion.
The Article 4 direction will remove permitted development rights for changing family homes into small HMOs without consent.
Important opportunity
The council’s cabinet member for planning, Coun Dan Morehead, said: “We know many HMOs in Kidderminster provide good quality homes.
“But we’re also listening to residents who are concerned about the number of poorly managed properties in some areas.
“These proposals are about making sure HMOs are in the right places and meet the standards our communities deserve.”
He added: “This consultation is an important opportunity for people to tell us what they think, and we hope as many residents as possible will get involved.”
Planning permission needed
Under the change, landlords would need to apply for planning permission before switching use to properties housing up to six tenants.
The council points to a rising concentration of HMOs in some neighbourhoods.
It associates this with pressures on parking, waste services and the availability of larger homes.
If progressed, the direction would come into force in February 2027 so all new small HMOs would require formal approval.
The authority says this would enable it to manage location and consider neighbourhood impact before schemes proceed.
The exercise runs until 6 April, and there’s an online survey for people to use.
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