Tenant group claims rising rents to blame for homelessness increase

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Tenant group claims rising rents to blame for homelessness increase

A tenant group and a homelessness charity have claimed that unaffordable private rents and a chronic lack of social housing are forcing more people into homelessness.

The Renters’ Reform Coalition and Crisis warned that increasing numbers of people are being pushed into temporary accommodation or onto the streets as freezing temperatures set in.

Government figures show that nearly a third of households in temporary accommodation, 42,740, are housed outside their local area, an increase of 10% in just one year.

Unaffordable rents put people at risk of homelessness

Re-posting an article from The Independent on X (formerly Twitter) about the lack of affordable housing pushing more people into temporary accommodation and onto the streets, the Renters’ Reform Coalition claimed unaffordable private rents are to blame.

Renters’ Reform Coalition posted on X, formerly Twitter: “Unaffordable rents put people at risk of homelessness.

“Along with a lack of social housing, this means that more people are forced onto the streets in this freezing cold weather.

“The government must address the cost of renting crisis.”

The private sector isn’t affordable

Francesca Albanese, director of policy and social change at Crisis, told The Independent: “We are seeing a massive increase in temporary accommodation and seeing record levels of people accessing them. There isn’t enough social housing, and the private sector isn’t affordable, and that is decades in the making.

“It’s very unsettling for individuals; becoming homeless is very isolating and dangerous. With shelters and emergency accommodation, people come in for a few days when the weather is cold, but it’s very difficult to then engage in that support someone might need, and link them to the right services in the long term.”

She added with the cold weather more and more people are accessing emergency accommodation.

Ms Albanese said: “These kinds of shelter are facing pressures of their own in terms of provision, as we’ve seen rough sleeping going up but we’ve not seen huge increases in funding for emergency accommodation. Emergency provision such as this is vital and lifesaving, and we know people can’t survive when temperatures plummet, and we know it doesn’t cover everybody and there needs to be more of it.”

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Landlord Liability Insurance – What Every Landlord Should Know

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Landlord Liability Insurance – What Every Landlord Should Know

When landlords think of insurance, they often focus on buildings and contents. Yet liability insurance can be even more important. If a tenant, visitor, or tradesperson is injured on your property and alleges negligence, the costs of defence and compensation can be devastating. Liability claims can run into hundreds of thousands of pounds. This article explains what landlord liability insurance covers, common claim scenarios, and the pitfalls that catch landlords out.

What Is Landlord Liability Insurance?

Liability cover – often called property owners’ liability – protects landlords against legal costs and compensation if someone suffers injury or property damage linked to their rental property. It usually comes bundled with landlord buildings insurance but can also be arranged as a standalone product.

Typical Limits of Indemnity

Most landlord policies offer cover of £2m or £5m. For HMOs and higher-risk lets, £5m is generally recommended. Large portfolios and commercial landlords sometimes opt for £10m or higher, depending on lender requirements.

Common Liability Claim Scenarios

• Slips, trips and falls – e.g. a tenant slips on a poorly lit communal staircase or uneven paving.
• Falling objects – roof tiles, guttering, or loose fixtures falling and injuring someone.
• Escape of water – leaks from your flat damaging the neighbour’s property.
• Fire safety breaches – inadequate alarms or fire doors leading to injury claims.
• Contractor incidents – if you employ staff directly and do not have employers’ liability, you could face uninsured claims.

What’s Usually Excluded?

• Asbestos – claims linked to asbestos exposure are often excluded unless specifically endorsed.
• Deliberate acts – intentional harm or negligence won’t be covered.
• Unlicensed HMOs – if a licence is required but missing, insurers may decline related claims.
• Employers’ liability – this is separate and required if you employ cleaners, caretakers, or maintenance staff directly.

How to Protect Yourself

Insurers expect landlords to take reasonable steps to manage risks. Good documentation not only keeps tenants safe but also supports your defence if a claim arises.

• Keep inspection logs for communal areas, lighting, and paving.
• Maintain fire safety records – alarms, extinguishers, doors, and evacuation routes where required.
• Respond quickly to repair requests and keep records of correspondence.
• Ensure certificates (gas, electrical, EPCs) are up to date.
• Check your sum insured and indemnity limits meet lender or licensing requirements.

Case Example

A tenant in a converted HMO tripped on a loose stair carpet and fell, sustaining a serious back injury. The landlord’s insurer settled the claim for over £80,000, including compensation and legal costs. Because the landlord kept inspection logs showing regular checks, the claim was processed smoothly. Without evidence of inspections, the landlord could have faced allegations of neglect and potential refusal by the insurer.

Final Thoughts

Liability insurance is not a “nice to have” – it is essential protection. Landlords face real risks of injury or damage claims, and the costs can be life-changing. Ensuring adequate limits, maintaining safety compliance, and keeping inspection records will not only keep tenants safe but also safeguard your financial position if the worst happens.

Request your quote or call-back

The most efficient way to get a personal quote with the best price and cover possible is to call the team on 01832 770965 so we can focus on your enquiry when you are ready and sitting down with your portfolio details to hand.

Alternatively, you can use the form below to request one of our team to give you a call back.

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Publication date: Tuesday 13 January 2026

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Damp and mould is harming tenants’ mental health – claim

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Property118

Damp and mould is harming tenants’ mental health – claim

An organisation claims private renters and social housing tenants are suffering anxiety as damp and mould problems in their homes go unresolved.

Research by the Centre for Ageing Better says landlords play a vital role in tackling damp and mould issues, but claims many tenants’ mental well-being is being negatively affected when problems go unresolved.

The organisation says damp and mould can be caused by a range of factors, including inadequate heating, poor insulation and building quality, slow repairs, and a lack of ventilation.

Renters experiencing anxiety and depression due to damp and mould

According to the survey, of only 3,982 people nationwide conducted by Censuswide and commissioned by Health Equals, almost three in ten (29%) respondents living in private rented accommodation or social housing who had previously experienced problems with condensation, damp, or mould said their landlord had not resolved the issue.

However, a third (33%) reported that their landlord had successfully addressed the problem.

More than 40% of survey respondents living in privately rented or social housing with a household member who has experienced stress, anxiety or depression due to cold, condensation, damp or mould in the home, reported that the issue was not resolved by their landlord.

Millie Brown, deputy director for Homes at the Centre for Ageing Better, said: “No one should have to live in a cold, damp or mouldy home that damages their health and potentially poses a threat to their life.

“But the reality is that many people most at risk, especially those with health conditions and older people, are disproportionately living in poor quality homes that are making them more ill.”

As previously reported by Property118, in the latest English Housing Survey, the majority of private renters (77%) agreed they felt safe and secure in their home, and 65% of renters said their landlord responded promptly to maintenance issues.

Decent Homes Standard implementation date should be brought forward

The research also reveals 57% of people who own their home outright are concerned about energy bills, increasing to 74% among social tenants and 76% among private tenants.

One in four people from low-income households (25%) cannot comfortably heat their living rooms in cold weather, compared to around one in 20 (6%) among high-income homes.

More than one in five people (21%) from low-income households live in homes with condensation, damp or mould compared to around one in eight people (12%) in high-income households.

The organisation is calling for the Decent Homes Standard implementation date of 2035 to be brought forward claiming “renters shouldn’t have to live in homes that could damage their health for another decade.”

The group is also calling for the government to introduce a Warm Homes Plan to tackle “the poorest quality housing stock and those who need support the most.”

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Time to challenge Leeds selective licensing rules through a Judicial Review?

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Property118

Time to challenge Leeds selective licensing rules through a Judicial Review?

We are the Leeds Landlord Lobby Group, currently organising a Judicial Review into recent regulatory decisions affecting the private rented sector in Leeds concerning selective licensing, which we believe are unlawful, disproportionate, and damaging.

This issue does not affect landlords alone. It directly impacts estate agents, increasing compliance burdens, operational and legal risk, and exposure to significant financial penalties, including for technical or administrative errors. These risks are already influencing landlord behaviour, reducing supply, and increasing pressure on agents and tenants alike.

To challenge this, we have launched a GoFundMe campaign to fund the legal costs of the Judicial Review. You can see by clicking here. 

Further background and context can be found here:

Leeds Landlord Lobby Group:
https://leedslandlordlobbygroup.org/

Landlords Judicial Review:
https://landlordsjudicialreview.org/

This challenge is not about avoiding regulation. It is about securing fair, lawful, and workable regulation that protects tenants without unfairly penalising those operating responsibly within the sector.

Any support would be appreciated.

Thanks,

Martin

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Council claims landlord civil penalties are not effective

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Council claims landlord civil penalties are not effective

A council has claimed civil penalties are not enough to tackle ‘rogue’ landlords as it issues its first banning order.

Bradford council says financial penalties “are not always effective in preventing further breaches” and the landlord banning order is for someone who is considered a serial offender due to a long history of convictions.

Penalty notices are difficult and time-consuming

According to a report by Bradford council compiled by the Regeneration and Environment Scrutiny Committee, more than £2 million in civil penalties have been issued to landlords who breached housing standards.

However, the council says only £400,000 of that amount has been collected, and they say this shows that financial penalties alone are not effective enforcement.

The report says: “Civil penalty notices (CPN) are difficult and time-consuming to recover with cases in abeyance due to appeals for some time and can also result in written off debt, of the total CPNs issued, £90,000 has had to be written off.

“Whilst they provide an alternative to prosecution, they are not seen as always being effective in preventing further breaches, and so prosecution may be a more effective tool in some cases.”

Bradford Council has now decided to pursue a landlord banning order against an owner with a large portfolio of HMOs.

The council says the landlord has already been issued £40,000 in civil financial penalties, and further prosecution action is being prepared.

Landlords respond positively to proactive inspections

The report also claims proactive inspections by the council on rented properties in the area have been well received by landlords.

The report says: “Agents and landlords on the whole respond positively to proactive inspections (this is being demonstrated in Great Horton). All are advised beforehand of the reasons for the approach and what is expected of them.

“There is usually no objection to the inspections and more co-operation than obstruction. It is made clear to agents/landlords why the inspections are taking place and as a result the relationship between them and the tenant is not jeopardised. Officers are not aware of any threats of retaliatory eviction.”

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Early Repayment Charges – How to avoid costly mistakes

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Property118

Early Repayment Charges – How to avoid costly mistakes

For landlords, refinancing is a core part of portfolio management. But one element that often catches people out is the early repayment charge (ERC). These penalties can cost thousands if you remortgage or redeem a loan during the fixed or discounted period. In 2026, with landlords refinancing more frequently to manage costs and release equity, understanding ERCs is essential to avoid costly mistakes.

What Are Early Repayment Charges?

An ERC is a fee charged by your lender if you repay your mortgage in full, switch lenders, or sometimes even make large overpayments during a fixed, tracker or discounted term. ERCs are usually a percentage of the outstanding loan balance, reducing each year of the deal.

Example: A five-year fixed mortgage with a £200,000 balance might carry ERCs of 5% in year one, 4% in year two, 3% in year three, and so on. Exiting in year one would cost £10,000, while waiting until year four would reduce the charge to £6,000.

When Do ERCs Apply?

• Remortgaging to another lender before the fixed period ends.
• Redeeming the loan in full after selling the property.
• Making overpayments above the lender’s allowance (often 10% per year).

ERCs usually end when the fixed or discounted deal ends, after which the mortgage reverts to the Standard Variable Rate (SVR).

How to Avoid Costly Mistakes

Landlords can take several steps to manage or avoid unnecessary ERCs:

• Time refinancing carefully – check your product expiry date and plan applications around it.
• Use ERC-free trackers – some trackers allow you to exit at any time without penalty.
• Consider “switch-to-fix” products – a few lenders allow you to start on a tracker and lock into a fix later without penalty.
• Use annual overpayment allowances – reduce balances gradually without triggering charges.
• Factor ERCs into decisions – sometimes paying the fee is worthwhile if rate savings outweigh the cost.

Case Study: Paying an ERC to Save Money

Scenario: A landlord held a £300,000 loan on a 6.5% fix with two years remaining. The ERC to exit was 3% (£9,000). A new five-year fix at 5.0% was available.

Calculation: Refinancing reduced annual interest by £4,500. Over two years, this created £9,000 of savings – equal to the ERC. From year three onwards, the landlord was £4,500 ahead each year.

Outcome: Despite the upfront cost, paying the ERC made financial sense in the long run.

Risks of Ignoring ERCs

• Unexpected costs – landlords who overlook ERCs may face five-figure bills when selling or refinancing.
• Cashflow disruption – paying a large ERC upfront can weaken liquidity.
• Portfolio impact – multiple ERCs across several properties can restrict refinancing flexibility.

Tips for Portfolio Landlords

• Stagger mortgage end dates to avoid multiple ERCs clashing at once.
• Model ERC costs against potential savings before refinancing.
• Plan property sales around ERC expiry dates where possible.
• Keep detailed notes of each loan’s ERC schedule in your portfolio spreadsheet.

Final Thoughts

ERCs are not designed to catch landlords out – they are part of how lenders price products. But failing to account for them can turn a smart refinancing move into an expensive mistake. By planning ahead, understanding product terms and weighing the costs against savings, landlords can avoid pitfalls and even turn ERCs into strategic opportunities.

Speak to Our Sponsor

Our sponsor helps landlords calculate ERC impacts, compare refinancing strategies and identify products with more flexible terms. They can show when it makes sense to pay an ERC and when it is better to wait.

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Publication date: Monday, 12 January 2026

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Broker Insights – How NACFB Members Solve the Problems That Banks Won’t Touch

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Broker Insights – How NACFB Members Solve the Problems That Banks Won’t Touch

High street banks prefer straightforward lending – single buy to let properties, long leases, and simple borrower profiles. But the reality for many landlords is far more complex. HMOs, short leases, mixed-use properties, and portfolio restructuring often fall outside mainstream criteria. This is where NACFB brokers add real value, solving problems that banks won’t touch.

Where Banks Say No

Banks typically decline cases that involve:

• HMOs or multi-unit blocks that require more specialist underwriting.
• Semi-commercial or mixed-use properties.
• Short leases or unusual titles.
• Corporate structures such as LLPs or FICs without long trading histories.
• Borrowers with irregular income streams or complex tax arrangements.

How NACFB Brokers Approach These Cases

Instead of trying to fit landlords into rigid criteria, NACFB brokers package applications to highlight strengths and mitigate risks. Their approach includes:

• Identifying lenders with specialist appetite for non-standard assets.
• Presenting professional schedules of assets, income, and liabilities.
• Negotiating covenants and terms that reflect portfolio-level performance.
• Highlighting landlord track records and experience to reassure lenders.

Practical Case Studies

• An HMO landlord declined by a high street bank secures funding through a specialist lender introduced by an NACFB broker, enabling expansion.
• A landlord with short-lease properties obtains refinancing after a broker identifies a lender comfortable with complex title issues.
• A family partnership transitions into a company structure, funded by a commercial lender willing to support restructuring plans.

The Broker’s Edge

NACFB brokers have access to a far wider panel of lenders than individual landlords could reach alone. More importantly, they know how to present applications to address lender concerns head-on. This not only increases approval chances but often results in more competitive terms than landlords could secure directly.

Why This Matters for Landlords

In today’s market, where lenders are cautious and criteria are tightening, creative solutions are essential. NACFB brokers act as problem-solvers, matching complex landlord needs with the right lenders. Their insights and relationships make them invaluable partners for landlords navigating commercial finance.

Conclusion and Takeaway

Banks may avoid complexity, but that does not mean landlords are out of options. NACFB brokers thrive on solving the very challenges that mainstream lenders reject. For landlords, this means more choice, more flexibility, and more opportunity to move forward with confidence.

Next Steps

If you would like to explore how an NACFB broker could solve your finance challenges, please complete the short form below and a consultant will be in touch.

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Published: 14 January 2026

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Landlord declares “I’m out” “Never again will I be letting another property in the UK” as others follow suit

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Property118

Landlord declares “I’m out” “Never again will I be letting another property in the UK” as others follow suit

As we entered boldly into 2026, many landlords started the year with a clear message about the state of the sector. The government’s newly published civil penalty tables, which showed fines of up to £35,000 for breaches under the Renters’ Rights Act 2025 was just the tip of the iceberg in a nationwide “crackdown” on landlords.

The fact of the matter is, the regulatory environment has changed, and whilst our end of 2025 mission was to try and deliver more positive news to landlords, there comes a time when we have to be frank and honest about the state of the current climate.

Enforcement has become sharper, faster and more financially damaging. A simple oversight that once might have resulted in a warning can now produce a penalty larger than a year’s rental income. In the most serious cases, councils can apply for a banning order that prevents a landlord from letting or managing any property at all.

These risks are not theoretical. They are written into government guidance and will be used by councils in determining penalties. A missed licence renewal, a possession notice served on the wrong ground or a documentation error can now escalate into a £12,000 fine, a £25,000 penalty or a £30,000 claim relating to possession misuse. For some landlords, a single mistake could wipe out an entire year’s profit or trigger a forced sale under pressure.

It’s why more landlords than ever before are making the choice to sell, before enforcement activity reaches them.

If you’re an avid reader of Property118, no doubt you saw the comments of Mark Alexander, an incredibly well known and respected landlord of over 20 years who shared his thoughts, stating “I wish I could be more positive, but the news is what it is and I cannot change the facts or put any gloss on the situation this time,” he went on to say “As they would say on Dragons Den; and for those reasons, I’m out!” Never again will I be letting another property in the UK.”

His sentiments, and those of the landlords who joined in following the comments, reflect a wider trend we’ve been seeing at Landlord Sales Agency for landlords contacting us to get out of the sector, and it’ll pay to act fast.

At Landlord Sales Agency, we specialise in fast, efficient sales that achieve strong prices driven up by bidding wars. Working with over 30,000 active buyers, portfolio investors and cash purchasers who are ready to proceed, many sellers receive serious offers within days. Our maximum average time to sell is just 28 days.

The process is straightforward, confidential and designed to protect the landlord’s financial position. For some landlords, their decision to get out is one of risk management, for others, it’s the final push they needed towards an end goal they’d already been planning for retirement. Ultimately, it all comes down to control, and selling ensures you’re calling the shots, not the council.

With just 4 months to go until the Renters’ Rights Act becomes fully operational, the time to act is now. Sell, while the choice is still yours, or hold on and risk it all.

For the most entrepreneurial landlords, that choice is obvious. It’s time to get out.

So if you’re a landlord who wants to explore a fast and safe exit, contact us at Landlord Sales Agency using the form below for a confidential discussion, and let’s get you the highest price for your properties. 

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When will landlord rights be finally recognised?

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Property118

When will landlord rights be finally recognised?

Well, colour me shocked but the Guardian newspaper has managed to impress me. Sort of. It published an interesting article, called ‘Are UK buy-to-let landlords dying out – and should we care?’ and it takes a fair and balanced view of what’s happening in the PRS.

The comments were turned off, naturally, but it highlights the issues that landlords face with tighter regulations and higher taxes which have already led to ‘tens of thousands’ of rented homes disappearing from the market.

Yes, the Bible of the Left has interviewed landlords and explained what the issues in the sector are. The overheads, increasing tax burdens and an acknowledgement that being a landlord isn’t as lucrative as it once was.

There are 170 regulations that landlords must abide by, and the newspaper gives a tacit nod to the potential impact that the EPC debacle will deliver to the country’s ageing housing stock to make rents more expensive and lead to more homes leaving the PRS.

Tenants’ union is wrong

The fact that the story came out a week after news that a new national tenants union is being launched did not pass me by.

Relying on the old trope that every landlord is a bad landlord, the Social Housing Action Campaign (SHAC) says it wants to ‘reshape the landscape’.

To what exactly? More landlords selling up? More landlords being punished with fines so large they are bankrupted?

The housing crisis is one of affordability, they say, and high rents are the reason. There’s never any joining of the dots is there? None of these people ever considers why rents are going up.

More landlord licences, more financial obligations and the result will always be an increase in rent. Crikey, even the Guardian article highlights that most landlords barely make a profit.

So, it looks like we will have yet more mouthy, know-nothing busy bodies offering solutions to problems that either don’t exist or aren’t the fault of landlords.

The only silver lining here is the intention of the union to tackle poor council and social housing. Let’s see how this pans out when the penny drops that councils, who will be the gatekeepers to improved housing conditions and enforcers of those bankrupting fines, are delivering even worse conditions.

But no one gets to fine them or turn up unannounced for an ‘inspection’.

Fixing the housing crisis

I no longer read these stories and declarations with a shake of the head, because beneath the righteous rhetoric lies an inconvenient truth that many in the housing debate still refuse to acknowledge – you cannot fix our housing crisis by hounding the very people who supply the homes that millions depend on.

In reality, if you push landlords out of the market, there will be fewer properties, higher rents, tougher tenant screening, and even less affordable housing for exactly the people the union claims to champion.

Almost every week brings another story of landlords exiting the PRS, not because they want to, but because their margins have been squeezed to the bone.

Combine that with Renters’ Rights Act which fundamentally changes tenancies and possession rights, and the sector is already being challenged, if not fundamentally reshaped.

Yet tenants’ unions and housing campaigners are blissfully unaware of the situation landlords are facing.

Unfortunately, policymakers seem intent on doubling down on policies that have already done more harm to the private rented sector than almost anything else.

The decades-long decline in rental stock has not been caused by landlords’ greed. It was exacerbated by regulatory uncertainty, punitive tax rises and a failure to address underlying supply issues.

Understanding PRS dynamics

Perhaps this year will see a change of opinion when renters and campaigners finally understand the market dynamics that sustain their homes. Landlords are not a charity. You cannot legislate investment or the building of new homes into existence.

Let’s see what happens should landlords continue to exit en masse, rent controls be introduced and supply collapse further because the tenor of public debate will be very different.

It won’t be calls for more rights for tenants, it will be pleas for some rental properties at all.

And at that point, the tenants’ union may discover that socialism, in practice, tends to disappoint its supporters – particularly when it collides with the hard realities of supply economics.

That will also mean that the rights of landlords to offer a quality, safe home will be appreciated.

The narrative that landlords are the enemies of housing affordability is simplistic and, increasingly, demonstrably wrong.

Something has changed

That message from The Guardian, a paper not known for defending the PRS, should signal that something fundamental is shifting.

So yes, tenants deserve fairness and safe housing, and all decent landlords will agree.

But fairness isn’t achieved by draining this market of its suppliers.

The solution isn’t more action against landlords. It’s having a smarter policy that invites investment instead of penalising it, creates incentives for people to buy and rent out properties, cut back punitive tax and regulatory overreach, and watch as the supply increases and rents ease. That’s basic economics, isn’t it?

Until we see that, we’re simply rearranging the deck chairs on a sinking ship, and when the water gets higher, tenants will learn the hard way that you can’t build a functional housing market by burning its builders.

Until next time,

The Landlord Crusader

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Government updates Tenant Fees Act for landlords

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Government updates Tenant Fees Act for landlords

The government has quietly updated its official guidance on what landlords and letting agents can charge during a tenancy, adding new detail on how council tax and TV licence payments should be handled.

Changes have been made to the ‘Fees you can charge as part of a tenancy‘ section of the guidance for landlords and agents, which sits under the broader advice on renting out a property.

The update focuses on utilities and household bills, an area that has continued to generate confusion years after the Tenant Fees Act came into force.

Council tax and TV licence payments

Officials have now added specific wording to explain that council tax and TV licence payments fall under separate rules from other utilities.

The clarification is designed to help landlords and agents distinguish between permitted charges and costs that must remain the tenant’s responsibility.

The revised guidance states that while tenants can be required to pay council tax where it applies, the liability depends on the type of property and who occupies it.

This can vary between single lets, HMOs and properties where the landlord retains responsibility under local authority rules.

Tenants must have a TV licence

TV licence payments have also been singled out, with the guidance underlining that tenants are responsible for holding a valid licence if they watch or stream live television or use BBC iPlayer.

Landlords, however, may remain liable in certain shared accommodation scenarios, depending on how the tenancy is structured.

The update does not change the law itself, but it does signal a renewed effort by the government to tighten up interpretation of the Tenant Fees Act.

Enforcement bodies have previously warned that misunderstandings around permitted payments continue to expose landlords and agents to financial penalties.

The amended guidance is now live on the UK government website and applies to landlords and letting agents operating in England.

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