Freeholder refuses to replace damaged door?

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Property118

Freeholder refuses to replace damaged door?

I have two leasehold flats in a block of 4 converted flats, the freeholder owns the other two. The police attended one of his flats to arrest the tenant, but the police decided to kick the main front door in to gain access.

They sent someone out to board it up, and no one could get in or out of the flats, so one of the tenants removed the boarding so they could access the building.

The police said speak to the landlord. However, he is refusing to replace the door, saying it is not his responsibility, but the lease states he is responsible for the common areas.

What is our recourse to ensure the door is replaced? The freeholder does no maintenance, and I doubt the block is insured as per the lease, as he refuses to provide any certificate of insurance.

Thanks,

DG

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What does AI really mean for the letting industry? Q&A with Sam Humphreys, Head of M&A at Dwelly

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What does AI really mean for the letting industry? Q&A with Sam Humphreys, Head of M&A at Dwelly

What does AI really mean for the letting industry, and why are we seeing such a surge of interest in AI tools across the property sector?

AI is ultimately about removing friction, improving service, and making the industry more efficient. The technology has moved far enough that we can now run processes that were traditionally slow, manual and offline through intelligent systems that work instantly and consistently. Tools like ChatGPT have accelerated expectations, and we are now seeing that same underlying technology being applied to very practical problems in lettings.

For example, Dwelly’s AI has already reduced the average maintenance resolution time by around a third, and we are aiming for a reduction closer to seventy percent as adoption scales. The wider industry, however, is still at the very beginning. Most letting agents only use AI casually, such as drafting emails, but this barely scratches the surface. To deliver real operational benefits you need deeper integration, proper engineering and a joined-up approach, which most agencies simply do not have in-house.

What are the most practical ways AI can already be used in a letting agency today?

Where AI makes the biggest immediate difference is in reducing manual workload across the entire management journey. That includes everything from applicant handling to maintenance triage, contractor coordination and rent-related processes.

When used properly, AI removes the delays that often sit between tenants, landlords, agents and suppliers. It ensures information is gathered consistently, routes tasks correctly, and keeps everyone updated without the long gaps that cause frustration. The result is smoother operations and, ultimately, better financial outcomes for all parties involved.

How does Dwelly use AI?

We use AI in two core areas: Tenant Find and Maintenance.

On the Tenant Find side, applicants can interact with our AI 24 hours a day, ask questions, book viewings and even submit offers. The system then scores applications against the landlord’s criteria and highlights the strongest matches. It speeds up the entire process and ensures no enquiry is missed simply because it arrived outside office hours.

For Maintenance, AI logs, summarises and prioritises issues the moment they arise. It provides clear information for contractors, follows up automatically and keeps tenants and landlords in the loop. This is where we have seen the thirty-three percent reduction in average resolution times. Speed really matters because unresolved issues are one of the main reasons tenants give notice earlier than planned. AI is tireless: it nudges, reminds and escalates at the right moments, which is something even the best human teams struggle to do consistently.

Click Here for Acquisitions, software, and succession planning for UK lettings agents

How difficult is it to start using AI for an average agent?

The good news is that it has very little to do with technical expertise. We have seen no link between someone’s age, background or traditional “tech skills” and their ability to use AI effectively. The people who adapt fastest tend to be the ones who look for opportunities, experiment, ask good questions and want to improve how they work.

AI should not be seen as replacing agents but as freeing them from repetitive admin so they can focus on what they are genuinely good at: building relationships, supporting landlords, strengthening contractor networks, and growing the business. The value of AI is in elevating people, not sidelining them.

Are there any risks associated with the usage of AI?

Every letting agency already deals with sensitive data, and that responsibility does not change with AI. GDPR still applies, and the UK’s AI principles emphasise safety, transparency and accountability. The biggest risk comes when teams use consumer tools for professional tasks without understanding where the data is going or how it is stored.

When implemented correctly, AI actually reduces risk because it eliminates many of the human errors that cause disputes, delays or compliance issues. It also ensures that decisions are documented, consistent and auditable. Used properly, AI strengthens the customer experience and improves reliability rather than undermining it.

Is the road worth travelling?

Absolutely. The lettings industry is going through a structural shift, and the agencies that embrace automation will be the ones that grow. Those that do not will struggle to keep pace with rising expectations from landlords and tenants, and many will ultimately be absorbed by larger, more tech-driven operators.

AI is not a trend. It is the next stage of operational efficiency in lettings, and the sooner an agency starts the journey, the stronger its position will be.

Dwelly is for independent lettings agency owners who want to exit smoothly, profitably, and on their terms

Click Here for Acquisitions, software, and succession planning for UK lettings agents

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A Tale of Two Applications – Why One Got Rejected and the Other Approved

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A Tale of Two Applications – Why One Got Rejected and the Other Approved

On the surface, two landlords submitted similar applications for commercial finance. Yet one was rejected outright while the other sailed through to approval. What made the difference? This case study highlights the importance of preparation, presentation, and broker expertise in determining outcomes.

Case 1 – The Rejected Application

A landlord applied directly to a lender for a £1.5m refinance across multiple HMOs. The application lacked a detailed property schedule, omitted up-to-date tenancy agreements, and failed to evidence maintenance costs accurately. The lender quickly lost confidence, citing incomplete information and concerns over cash flow. The application was rejected, leaving the landlord to scramble for alternatives under time pressure.

Case 2 – The Approved Application

Another landlord, seeking similar funding, worked with an NACFB broker. The broker packaged the application professionally, including:

• A full portfolio schedule with rental income, liabilities, and valuation evidence.
• Business accounts and tax returns presented clearly to demonstrate sustainability.
• A liquidity plan showing cash reserves and buffers against rate rises.
• A clear exit strategy aligned with the lender’s appetite.

The lender approved the facility swiftly, citing the strength of presentation and the borrower’s demonstrated professionalism.

Lessons for Landlords

• Preparation matters – incomplete or inaccurate documentation is a common cause of rejection.
• Professional packaging adds credibility – lenders prefer applicants who demonstrate a clear understanding of their own finances.
• Broker relationships count – NACFB brokers know what lenders want to see and how to present cases effectively.

Why This Matters

The difference between rejection and approval was not the properties or the landlords themselves – it was the quality of the application. In commercial finance, presentation and detail are just as important as the underlying numbers.

The Role of NACFB Brokers

NACFB brokers act as translators between landlords and lenders. They ensure that applications are complete, credible, and aligned with lender expectations. Their involvement can mean the difference between success and failure, particularly in complex cases.

Conclusion and Takeaway

Two similar applications, two very different outcomes. The lesson for landlords is clear: preparation, presentation, and professional support determine whether finance is approved or rejected. With an NACFB broker, landlords dramatically improve their chances of success.

Next Steps

If you would like to maximise your chances of approval on your next application, please complete the short form below and an NACFB member broker will be in touch.

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Published: 7 January 2026

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Punish the landlord victim?

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Property118

Punish the landlord victim?

Hi, my flat was ransacked by the tenant or a third party introduced by the tenant, and the electric meter was damaged. It will cost £6,000 -£8,000 to make a full repair.

The council made an Emergency Prohibition Order under S43 Housing Act 2004. Fair enough. They now want me, the landlord, to pay them £523.58 “expenses” because my flat was damaged; not the tenant, not any third party, but me, the victim in all of this, should pay them.

There is only a right of appeal against the Order, but none against the “expenses” order.

Has anyone out there had to deal with such a claim, and is the Local Government Ombudsman a possible recourse, or just another waste of space?

Thanks for your attention to this matter.

David

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Small landlords will be forced out of PRS and replaced by money-motivated landlords

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Small landlords will be forced out of PRS and replaced by money-motivated landlords

Small landlords who care about their tenants will sell up in 2026 and be replaced by “money-motivated landlords” due to new regulations, claims legal experts.

The Daily Telegraph reports mounting regulations, such as the Renters’ Rights Act, will see small landlords exit due to high costs and increased council powers.

Under the Renters’ Rights Act, councils have the power to fine landlords up to £40,000.

Smaller landlords will leave the market

Phil Turtle, compliance director from Landlord Licensing & Defence told The Telegraph: “Small landlords will inevitably be the first to sell up, worsening supply levels.

“What is already happening inevitably is that the older-style landlords who really cared about their tenants and providing decent homes for them will leave.

“New money-motivated landlords will replace them, but the focus will be on picking up properties cheap from distressed existing landlords and maximising profits.”

Mr Turtle warns that increased council powers will make it unprofitable for smaller landlords to remain in the market.

He said to The Telegraph: “Smaller landlords are going to quit the market. There are so many extra punitive fining opportunities under the Renters’ Rights Act for the councils’ money-making machine.

“Anyone with their pension tied up in property can only see the councils taking it away through massive fines for the most simple of mistakes.

“Now any slip-up on a tenancy agreement or the pre-tenancy paperwork is going to cost a minimum of £4,000 fine with, just like speeding, no leeway or compassion available from power-crazed councils enforcement officers.”

Paul Shamplina, founder and manager of legal firm Landlord Action, adds: “Self-managed landlords are more vulnerable to these penalties.

“More landlords will need to hire a letting agent, further eating away at profits.”

Good landlords have nothing to fear

However, the government claim the reforms will help landlords and tenants.

A spokesman for the Ministry of Housing, Communities and Local Government told The Telegraph: “Good landlords have nothing to fear from our Renters’ Rights Act

“Our landmark legislation will level the playing field by giving renters greater security in their homes, while landlords will benefit from a simpler tenancy system and stronger powers to take swift action against anti-social behaviour.”

However, as previously reported by Property118, industry experts have warned the Renters’ Rights Act will cause an “inevitable influx” of court cases, putting pressure on the courts.

Under the Renters’ Rights Act, Section 21 will be abolished, meaning landlords will need to rely on specific grounds for possession using Section 8 notices.

A spokesperson for the NRLA told Property118: “Wait times within the court system have become chronically over-extended over recent years, long before the government announced implementation dates for the Renters’ Rights Act.

“We expect that the introduction of the Act will lead to substantial, additional, increases in court wait times as a consequence of the removal of the accelerated procedure and increased complexity.

“As a result, we continue to urge the government to announce how they intend to reform the process ahead of the inevitable influx of cases into the court system. Without a coherent solution to this problem, there is a huge risk that the issues around court wait times will only be compounded by a lack of action”.

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Underinsurance and the Average Clause – Avoiding Reduced Payouts

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Underinsurance and the Average Clause – Avoiding Reduced Payouts

Underinsurance is one of the most expensive mistakes a landlord can make. If your sum insured is too low, insurers can apply the average clause and reduce any claim in the same proportion that you are underinsured. The reduction can hit every part of the claim – buildings repairs, contents, and sometimes loss of rent – turning a manageable incident into a major capital hit. This article explains how average works, where landlords go wrong, and how to set accurate sums insured so claims pay in full.

What Is Underinsurance?

Underinsurance occurs when the amount you insure (the sum insured) is less than the true value the policy requires. For landlords, this usually means the rebuild cost of the property (not the market value), including professional fees and debris removal, or the replacement cost of landlord contents.

How the Average Clause Reduces Your Claim

Most landlord policies contain an average clause. If you are, say, 25% underinsured, your payout can be cut by 25% on any claim – not just total losses.

Example (buildings):

• True rebuild cost: £300,000
• Sum insured on policy: £225,000 (i.e. 75% of the true figure)
• Escape of water claim value: £40,000
• Average applied: insurer pays 75% of £40,000 = £30,000 (before excess)

That missing £10,000 comes out of your pocket. If the same proportional reduction is applied to loss of rent linked to the buildings sum, your income cover may also be trimmed.

Rebuild Cost vs Market Value – Not the Same Thing

Market value reflects land, location and demand. Insurers need the cost to rebuild the structure to current standards: materials, labour, professional fees (architects, engineers, surveyors), debris removal, plus any code-compliance upgrades (e.g. HMO fire doors, emergency lighting). In London or prime areas, the market value may be far higher than rebuild; in other regions, rebuild can be surprisingly close. Always insure for rebuild, not sale price.

What to Include in a Buildings Sum Insured

• Full rebuild cost of the dwelling to an equivalent specification.
• Professional fees – architects, engineers, surveyors, planning fees.
• Debris removal and site clearance.
• Outbuildings, walls, gates, fences, drives and paths if the policy requires them within the sum insured.
• HMO upgrades – fire doors, alarm systems, emergency lighting where installed.
• VAT if you are not VAT-registered and would have to pay VAT on rebuild works.

Check your policy: some include professional fees and debris removal within the buildings sum insured; others add separate limits. Either way, make sure the overall allowance is adequate.

Contents and Landlord’s Fixtures

For furnished lets, set a realistic landlord contents sum insured covering furniture, appliances, curtains/blinds and floor coverings you own. Avoid relying on a token limit (e.g. £5,000) if you’ve installed quality furnishings. Remember that tenants’ possessions are not covered by your policy.

Loss of Rent – Amount and Duration

Loss of rent is usually limited by time (12, 18 or 24 months) and sometimes by a monetary cap. Two frequent problems:

• Too short a period – complex reinstatement (fires, subsidence, listed buildings) can exceed 12 months. Consider 18–24 months.
• Linked to buildings underinsurance – if your policy measures loss of rent as a percentage of the buildings sum or applies average across sections, underinsurance can reduce income cover too.

Day One Reinstatement and Declaration-Linked Cover

Two features that help protect against underinsurance:

• Day One Reinstatement – you declare today’s rebuild value (the declared value), and the policy adds an automatic uplift (often 15–50%) to absorb cost inflation between policy start and a potential claim. You must still get the declared value right.
• Declaration-linked (adjustable) policies – common on portfolios; you declare values annually and the insurer applies an uplift and/or adjustment at year end. Again, the starting figures must be sound.

Index linking helps mid-term, but it does not fix an initially wrong declared value. Garbage in, garbage out.

How Landlords Commonly Underinsure

• Using the purchase price or mortgage valuation instead of rebuild cost.
• Forgetting professional fees and debris removal.
• Ignoring extensions, loft conversions and HMO upgrades completed since the last review.
• Not including outbuildings, boundary walls and hard landscaping where required.
• Setting a 12-month loss-of-rent limit for properties that would realistically take longer to reinstate.
• Assuming the freeholder’s block policy makes you safe when you still have landlord contents and loss of rent exposures within your demised areas.

Leasehold and Blocks – Who Insures What?

In flats, the freeholder (or RMC) often insures the building. You still need cover for landlord contents, loss of rent (if your lease allows you to insure it), and liability. Ask for a copy of the block policy and check sums insured, perils (including escape of water) and excesses. If the block is underinsured, you carry indirect risk through delays and shortfalls.

Waiver of Average – Rare but Valuable

Some specialist insurers offer a waiver of average or a limited tolerance (e.g. no average if within 10–15% of the correct value). It’s not universal and usually comes with conditions (professional valuation, Day One wording). If available, it provides a safety net but is not an excuse to lowball sums insured.

Worked Example – Getting the Number Right

Two-storey semi, extended kitchen, HMO upgrades (fire doors/alarms).

• Base rebuild estimate (current rates): £240,000
• Professional fees (10%): £24,000
• Debris removal/site clearance (7%): £16,800
• Outbuildings/boundaries/hardstanding: £9,200
• Total declared value: £290,000
• Day One uplift (25%): policy limit effectively ~£362,500

If you had insured at £220,000 “to save premium”, you’d be ~24% light at inception, and average would bite on every claim.

Practical Checklist to Avoid Underinsurance

• Get a rebuild assessment – commission a professional valuation or use a recognised calculator and sanity-check unusual features (listed status, basements, high-spec kitchens).
• Add fees and debris removal – ensure your allowance matches your policy structure.
• Include VAT if you are not VAT-registered.
• Review after works – extensions, lofts, conversions and compliance upgrades all increase rebuild cost.
• Use Day One with an appropriate uplift (often 25–35% on portfolios).
• Right-size loss of rent – set both monthly amount (your actual rent) and duration (consider 18–24 months for complex risks).
• Portfolio housekeeping – maintain a property schedule listing declared values, contents limits, loss-of-rent months, excesses and special features.
• Ask about waiver of average – if your insurer offers it, understand the conditions (e.g. professional valuation within 3 years).

Final Thoughts

Average is not a technicality; it’s a powerful clause that can strip thousands from a valid claim. The cure is straightforward: set accurate sums insured, use Day One where appropriate, and review values after any works. Treat these steps as part of your risk management, just like inspections and certificates. When a claim happens, you want the policy to pay in full – not 75%.

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 6 January 2026

The post Underinsurance and the Average Clause – Avoiding Reduced Payouts appeared first on Property118.

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Scotland’s largest landlord is buying homes for social rent

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Property118

Scotland’s largest landlord is buying homes for social rent

Scotland’s biggest registered social landlord has begun buying homes across Glasgow to boost the city’s supply of affordable housing.

Wheatley Homes Glasgow is using funding from the Scottish Government and backing from Glasgow City Council.

The programme will see each property being refurbished before being offered at social rent to households facing urgent need.

The provider says home purchases will continue until March 2026.

Offering market value

Owners who sell will be paid market value and offered what Wheatley describes as a clear, supportive transaction, with no obligation to proceed.

The landlord is prioritising streets and developments where it already operates, although homes of any size or type will be considered, including properties not yet listed for sale.

Housing Secretary Màiri McAllan said: “I warmly welcome this new approach taken by Wheatley Homes where, in partnership with Glasgow City Council, they are working to rapidly increase the number of homes available to families and tackling waiting lists.

“In my Housing Emergency Action Plan published in September this year, £80 million was made available for the immediate purchase of properties to reduce pressures in the need for social homes – £24 million of that went to Glasgow City and is now helping to fund this work.”

Contact Wheatley to sell

Homeowners in neighbourhoods where Wheatley already has stock are being encouraged to make contact if they are thinking about selling.

After a valuation, the organisation can submit a no obligation offer, even when a property has not been placed on the open market.

Managing director Aisling Mylrea said: “There is a huge demand in the city for social housing.

“This project is just one way we are helping increase the number of homes available to families and other people on housing waiting lists.”

She added: “Thanks to funding from the Scottish Government, we can buy homes which are on the open market or speak directly with owners who are thinking of selling.

“We are looking at many different ways to increase the number of available homes for social rent in the city, whether that’s thanks to our own new build programme, buying directly from housing developers or through this new project.”

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Online landlord licensing forms slammed as council advertises on the Tube

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Property118

Online landlord licensing forms slammed as council advertises on the Tube

A London council has been accused of poor timing and clumsy execution after landlord licensing adverts appeared across the Tube network before an early bird discount ends.

One Property118 reader, Richard, questioned the coincidence, saying: “Wandsworth council has posted landlord licensing ads on the Tube, just days before the ‘early bird’ offer expires! Coincidence?”

According to Richard, the online application portal appears to be a recycled HMO system repurposed to handle both selective licensing for single households and families, alongside additional HMO licensing for smaller shared homes.

He describes it as ‘evidently a clumsily adapted version of an existing HMO form’.

His complaints have been echoed on this site in recent years with accusations that councils make the licensing process more difficult than it needs to be.

Wandsworth selective licensing

Wandsworth Council has recently confirmed plans to extend two landlord licensing schemes to protect tenants.

The current arrangements cover all Houses in Multiple Occupation across the borough, along with every privately rented home in South Balham, Furzedown, Tooting Bec and Tooting Broadway.

Landlords were given until 31 December 2025 to benefit from an early bird fee reduction.

From 1 April, the framework widens again so any landlord letting a property in East Putney, West Putney or Northcote will need a licence, regardless of property size or the number of occupants.

But one of the major issues with Wandsworth’s online application process are the basic design choices which will cause landlord frustration.

First request puzzles

The accommodation section opens with what Richard says is a puzzling request labelled ‘Room Name Area’.

He says this is misleading because it is simply asking applicants to name the room.

Richard adds: “Surely a drop-down menu would be more helpful.”

The next problem are the form’s navigation issues so when adding further rooms, users must scroll back up the page to find an add button positioned above previous entries.

Poor programming features

Richard is blunt in his assessment of the selective licensing process, saying: “The likely English-as-a-second-language programmers seemingly couldn’t figure out how to put ‘Add’ at the end where it belongs.”

Then there’s uncertainty over household definitions to compound the landlord’s irritation with the council.

The forms do not explain what happens if occupiers pair up and fall below the additional HMO threshold.

Richard asks: “Are councils seriously expecting landlords to ask who is sleeping with whom?”

Forms are illogical

He stresses that these examples barely touch the wider problem and adds: “This just scratches the surface of these form’s logical and grammatical incompetence, but they are not alone.”

Even where national data should simplify matters, the system appears to fall short.

Landlords attempting to upload an EPC find that the only certificate held on a public register cannot be downloaded as a PDF, despite the licensing portal demanding one.

Instead, the document is displayed on screen without any save option.

There is, however, a workaround and Richard is advising fellow landlord applicants to use the print function and select print to PDF.

Then they must save the file locally and then upload it manually.

Landlords apply for licenses

Since Wandsworth’s scheme launched in July, the council says it has received 5,955 licence applications.

Enforcement activity is already under way, with 444 inspections completed and 85 notices issued where safety standards were not met.

The authority warns that landlords operating without the correct licence risk prosecution or financial penalties of up to £30,000.

Tenants living in unlicensed properties may also be able to reclaim up to 12 months of rent, including Housing Benefit or Universal Credit, where an offence has been committed.

Alongside enforcement, the scheme introduces a new Gold Standard, intended to recognise landlords who go beyond minimum legal and tenancy requirements.

There’s more information about selective licensing, and how to apply, on the council’s website.

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The Role of Mortgage Brokers in Securing Buy-To-Let Finance

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Property118

The Role of Mortgage Brokers in Securing Buy-To-Let Finance

In 2026, mortgage brokers play a more important role than ever in helping landlords navigate the complex buy-to-let market. With stricter affordability rules, changing lender appetites and new product innovations, going directly to lenders is rarely the most effective option. This article explains why specialist brokers matter, what they can do that landlords often cannot, and how to choose the right one for your portfolio.

Why Brokers Are Essential in 2026

The buy-to-let mortgage landscape has evolved significantly. Today, many of the most competitive products are only available through intermediaries. At the same time, lender criteria have become more complex, particularly for portfolio landlords, HMOs and limited company borrowing.

Key reasons brokers are essential include:

• Access to more lenders – many specialist lenders do not deal directly with the public.
• Understanding of criteria – brokers know which lenders accept HMOs, holiday lets or complex income profiles.
• Portfolio presentation – experienced brokers help landlords prepare evidence packs to meet lender expectations.
• Negotiation power – brokers often secure better deals due to volume business and established relationships.

What Brokers Actually Do

A good broker goes far beyond simply sourcing a mortgage. Their role includes:

• Assessing affordability using different stress test models (125% vs 145%).
• Comparing fixed, tracker and green mortgage options.
• Advising on refinancing sequences for larger portfolios.
• Flagging lender restrictions around EPCs, property types and exposure limits.
• Handling paperwork, reducing the chance of application delays or declines.

Case Study: Broker vs Direct Application

Scenario: A landlord with five mortgaged properties approached their bank for a remortgage. The application failed affordability at 145% coverage, and the bank would not consider portfolio surplus.

Solution: A specialist broker redirected the application to a lender applying 125% coverage at pay rate. They also structured the portfolio spreadsheet to highlight surplus rental income.

Outcome: The landlord secured a five-year fixed mortgage at 5.25%, reduced monthly costs by £400 compared with SVR, and avoided portfolio disruption.

How Brokers Add Value Beyond Rates

• Speed – knowing which lenders move fastest saves time in competitive markets.
• Problem-solving – brokers can find workarounds for credit issues, short leases or unusual property types.
• Future planning – aligning mortgage choices with succession, incorporation or expansion strategies.
• Compliance – ensuring applications meet lender rules, reducing risk of decline.

Choosing the Right Broker

Not all brokers are equal. Landlords should look for:

• Specialist buy-to-let experience – not all brokers understand complex landlord needs.
• Whole-of-market access – ensures you see all available options, not just a panel of lenders.
• Transparent fees – clear disclosure of broker fees and any commission received from lenders.
• Proven track record – testimonials and case studies from other landlords.

Final Thoughts

In a market where criteria matter as much as rates, brokers are no longer optional for serious landlords. They provide access, expertise and strategy that direct applications rarely achieve. The best results come from long-term relationships where brokers understand your portfolio and can anticipate needs before issues arise.

Speak to Our Sponsor

Our sponsor works daily with landlords across the UK, helping them secure competitive finance, prepare portfolio applications and avoid costly declines. Whether you are remortgaging, expanding or restructuring, a broker-led approach ensures the best outcomes.

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Publication date: Monday, 5 January 2026

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Lodger supply slows as calls grow to raise Rent a Room tax threshold

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Property118

Lodger supply slows as calls grow to raise Rent a Room tax threshold

Rental stock from households taking in lodgers is barely rising despite intense pressure across the housing market, research reveals.

Growth in the number of rooms available to rent in people’s homes increased by just 1.5% in the past year.

Previously, it had surged by 19%, the flatshare platform SpareRoom says, and it now wants a rule change to encourage people to let rooms.

Close short lets loophole

A director of the firm, Matt Hutchinson, said: “People rent out rooms in their homes for all sorts of reasons – financial, practical and social – and in doing so they inject desperately-needed supply into the UK room rental market which is suffering under the weight of intense demand that’s inflating rents.

“The original intention of the Rent a Room scheme was to increase the quantity and variety of low-cost rented housing.

“However, because the scheme doesn’t stipulate a minimum length of stay, in recent times it has also been used by those renting out furnished rooms to holidaymakers on sites like Airbnb.”

He added: “It’s time this loophole was closed so the scheme can help renters as intended.

“We also want to see the scheme’s threshold increased to reflect rents today.

“Tax lost to the public purse by raising the threshold could be recouped by taxing holiday lets.”

25% of shared accommodation

The data shows that a quarter of all shared accommodation now comes from live-in landlords.

These rooms typically cost less, around 13% below standard rents, helping keep a lid on rent price inflation.

Rents have jumped 28% in five years and in Q3 this year, the UK average hit £753 a month.

However, the tax rules have not kept pace with the Rent a Room scheme threshold remaining unchanged since 2016.

That’s when the average monthly rent was £573 but today, letting one spare room could generate around £9,036 a year and £7,500 of that is tax free.

With 58% of postcode districts now seeing rents above £625 a month, SpareRoom says more hosts risk falling into tax bands they never expected.

Tax free earnings worry

The platform surveyed 1,582 people who previously rented to lodgers or had considered doing so.

Most respondents said a higher allowance would encourage them to open their doors again.

Many say they left the market because their earnings would exceed the tax-free limit.

The company says the sector never fully recovered from the pandemic though numbers rose after lockdowns eased but growth has slipped back again.

Short-let tax breaks

A long-standing loophole means the same tax break can be used for short-stay holiday lets.

SpareRoom says a simple 31-day minimum stay requirement would ensure tax relief supports housing rather than guest nights.

There are an estimated 28 million empty bedrooms across England, Wales and Scotland.

Releasing 5% of those would provide places to live for 1.4 million people struggling to find affordable accommodation.

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