The UK rental market is being reshaped by landlords who no longer need to grow

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Property118

The UK rental market is being reshaped by landlords who no longer need to grow

There was a time when growth was the natural direction of travel for landlords. Acquiring more properties, refinancing to release equity and steadily expanding a portfolio was not just common, it was expected. Progress was measured in scale, but that is no longer the case.

A growing number of landlords now find themselves in a very different position. Their portfolios are established, borrowing levels are low and the original objective of building wealth has largely been achieved. At that point, the motivation changes, growth is no longer essential, it becomes optional, and when something becomes optional, it is often reconsidered.

This is where the current shift begins. Instead of asking how to expand, many landlords are now asking whether expansion still serves a purpose. The focus moves towards stability, control and how the portfolio supports the next stage of life, rather than the previous one.

That shift in mindset is subtle, but powerful. It means that even those best placed to grow are choosing not to. The decision is not constrained by finance, but guided by preference.

Evidence of this can be seen in the Property118 Landlord Sentiment Survey Q1 2026, where a majority of landlords operate with relatively low leverage, yet only a small proportion intend to expand their portfolios.

This creates a very different kind of market dynamic. When landlords who have both the capacity and the experience to grow decide not to, the underlying momentum of the sector begins to shift. Expansion slows, activity becomes more selective and the emphasis moves towards consolidation. It is not that opportunity has disappeared, it is that the need to pursue it has.

For now, one conclusion stands out: the rental market is increasingly shaped by landlords who could grow further, but have decided they no longer need to.

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

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

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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Government sets out reforms to Right to Buy

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Property118

Government sets out reforms to Right to Buy

The government has announced new reforms to Right to Buy as part of efforts to overhaul and support councils.

The flagship policy, introduced by Prime Minister Margaret Thatcher in the 1980s, was designed to give council tenants in England and Wales the right to purchase their homes from local authorities.

However, the scheme has proven controversial, and following the completion of a Labour government consultation, ministers are now considering changes aimed at making Right to Buy “fairer and more sustainable.”

Minimum eligibility period would increase

Under the new reforms, the minimum eligibility period would increase from three to ten years before tenants can apply to buy their home.

Discount rules would also be amended, with discounts starting at 5% of the property value and increasing by 1% each year up to a maximum of 15% of the property value or the cash cap, whichever is lower.

A 35-year exemption would also apply to new builds, meaning newly built social homes could not be sold under Right to Buy for 35 years after completion.

Change is needed

Gavin Smart, chief executive officer, Chartered Institute of Housing (CIH), said: “CIH welcomes the government’s continued focus on reforming Right to Buy and the clear recognition that change is needed to better protect and rebuild our social housing.

“The measures confirmed are a positive step towards addressing the long-standing imbalance between homes sold and those replaced.

“We also welcome the further work on fraud prevention and the scheme’s impact in rural areas, both of which are crucial to ensuring Right to Buy operates fairly and sustainably.”

Although the Labour government has not abolished Right-to-Buy, it sharply reduced the maximum discount in last October’s Budget, cutting it from £136,000 to £16,000 in most London boroughs, and from £102,000 to £38,000 outside the capital.

The post Government sets out reforms to Right to Buy appeared first on Property118.

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Government claims possession reforms will ease court pressure

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Property118

Government claims possession reforms will ease court pressure

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

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

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

Reduce court demand

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

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

Baroness Leavitt claimed the reforms would help reduce court demand

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

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

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

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

Time will tell

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

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

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

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

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House prices fall again in April – Halifax

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Property118

House prices fall again in April – Halifax

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

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

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

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

Outlook is uncertain

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

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

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

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

NI tops house price growth

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

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

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

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

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

Industry reaction to Halifax house price data

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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Property118

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

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

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

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

Landlords to pre-emptively evict tenants

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

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

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

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

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

Introduce rent controls

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

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

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

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

However, as previously reported by Property118, rent controls do more harm than good and actually do far more damage than benefit tenants.

According to the Institute of Economic Affairs (IEA), while rent controls may initially lower rents for existing tenants, they typically lead to higher rents in uncontrolled sectors and reduce housing supply and quality.

Even in Scotland, the rent cap has been blamed for soaring rents, which have increased by 11.6%.

Data by Hamptons reveals Scottish landlords are increasing rents at a faster pace than anywhere else in Great Britain because of rent controls reshaping the market.

Lead analyst at Hamptons, David Fell, said: “The evidence from Scotland suggests that rent controls rarely work as intended.

“At best, they delay rent increases; at worst, they set a new benchmark where landlords feel compelled to increase their rents every year by the maximum allowed.

“Faced with uncertainty over future rules, many landlords choose to raise rents little and often rather than risk falling far below market levels.”

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The landlords with the most experience are the ones stepping back

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Property118

The landlords with the most experience are the ones stepping back

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

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

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

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

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

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

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

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

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

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

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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

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Property118

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

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

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

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

Landlords fearful over Renters’ Rights Act

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

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

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

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

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

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

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

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Upgrading energy efficiency under the Renters’ Rights Act poses new challenges

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Property118

Upgrading energy efficiency under the Renters’ Rights Act poses new challenges

A landlord association has warned the Renters’ Rights Act could hamper energy efficiency improvement plans.

In a post on its website, the National Residential Landlords Association (NRLA) said that previously landlords could wait for a tenancy to end or use Section 21 to create a void period in which to carry out improvement works.

However, under the Renters’ Rights Act, Section 21 has been abolished, and with the government’s announcement that all private rented properties must meet EPC C targets by 2030, the NRLA has raised concerns about how landlords will retrofit homes when tenants have no obligation to leave during works.

Criteria is restrictive

The NRLA says the only realistic route for gaining possession to carry out retrofit works is Ground 6, which applies when a landlord plans to demolish or significantly redevelop a property and the work cannot be done with the tenant still living there.

However, the criteria are very restrictive. The threshold for what counts as substantial is high and typically involves major structural or transformative work that would make the property uninhabitable.

According to the NRLA, most energy efficiency upgrades, even those that are expensive, are unlikely to meet this requirement.

There are also further conditions, as the landlord must have owned the property before the tenancy started and the tenancy must have been in place for at least six months.

Only a temporary solution

The NRLA explains that where tenant cooperation is needed, landlords can register a third-party consent exemption under MEES. This can offer protection from enforcement, provided landlords can show they have made genuine attempts to obtain consent.

However, this is only a temporary solution. The exemption lasts for five years or until the tenancy ends, whichever comes first, and does not remove the requirement to meet EPC C but simply delays it.

The NRLA adds that once the tenant leaves, the exemption no longer applies and landlords will need to carry out the necessary improvements.

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Landlords exit market as regulatory pressures rise

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Property118

Landlords exit market as regulatory pressures rise

Nearly 700 former homes to rent are listed for sale every day as legislation piles pressure on landlords, according to new data.

Research by Savills reveals that 254,000 previously let buy-to-let homes were listed for sale in the past 12 months to the end of March, equivalent to 697 properties per day.

The amount of buy-to-let stock for sale has increased by 28% compared with March 2024 and sits 9% above levels seen in the year to March 2025.

Whether rental property still stacks up

Savills explains a combination of legislative pressures has caused landlords to weigh up their options.

The estate agents explain: “For many landlords, the Renters’ Rights Act has become a clear point at which to reassess their investment. This has been compounded by fixed-rate mortgages coming to an end and wider regulatory pressures, including higher minimum energy efficiency standards.

“Together, these factors are driving a more fundamental review of whether rental property still stacks up, particularly for smaller, mortgaged landlords.

“We’ve seen a notable increase in Section 21 notices being served, often as a way for landlords to test achievable rents in the open market. However, we would also expect this to translate into more sales over the coming months.”

The findings come as Landlord Action founder Paul Shamplina said on social media he has “never seen so many Section 21s served”, describing the situation as “unprecedented”.

He warned that while the Renters’ Rights Act is intended to offer greater protection for tenants, “it will get worse before it gets better” as landlords sell up.

Broader restructuring of the market

Savills’ research also examined whether buy-to-let properties listed for sale ultimately changed tenure, finding that 14% of those which sold were purchased by other landlords, effectively returning to the private rented sector.

Savills explains: “Looking ahead, refinancing and tenants choosing to move on are likely to become the main sale triggers.

“But with a significant number of homes returning to the rental market under new ownership, it is not just about shrinking supply, but a broader restructuring of the market towards a smaller more committed pool of professional landlords.”

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Older landlords are driving the contraction of the rental market

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Property118

Older landlords are driving the contraction of the rental market

A clear pattern is emerging within the private rented sector, and it is being shaped by experience rather than inexperience.

The landlords most likely to reduce their portfolios are not new entrants testing the market. They are long-established investors who have already built, refined and, in many cases, de-risked their positions over time. These are landlords who have seen multiple cycles and are now choosing to step back.

That matters because it changes the nature of what is happening. This is not a market losing its weakest participants. It is a market where some of its most experienced operators are quietly reducing their exposure. The motivation is rarely immediate pressure. For many, the question has shifted. It is no longer about how to grow further, but whether continued involvement still aligns with their long-term objectives. At a certain stage, simplicity, control and certainty begin to outweigh further expansion. That shift tends to happen later in the investment lifecycle.

Data from the Property118 Landlord Sentiment Survey Q1 2026 reflects this dynamic, showing that 76.8% of landlords are aged 56 or above, with a significant proportion planning to reduce their portfolios.

This places the current trend into context. When a sector is dominated by experienced landlords approaching a natural point of reassessment, the direction of travel becomes more predictable. Decisions are less about reacting to short-term conditions and more about aligning with longer-term personal and financial priorities. It also raises a more structural question: If older landlords are reducing exposure, who replaces them?

With relatively few younger landlords entering the sector, the balance begins to shift. Over time, that shift has the potential to influence not just activity levels, but the overall availability of rental housing.

This is not a sudden change, it is gradual, driven by individual decisions that, collectively, begin to reshape the market.

For now, one conclusion stands out: the contraction of the rental market is being led not by those who failed, but by those who have already succeeded.

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

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

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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