Leaseholders have slammed a “shadowy lobbyist group” for its last-ditch attempt to derail leasehold reform.

The National Leasehold Campaign (NLC) has hit out at a freeholder group for challenging the government’s reforms and threatening legal action.

The move comes as the government has announced a range of leasehold reforms, including a legal right for leaseholders to request fast broadband connections and a simplified process for converting leasehold flats to commonhold.

Direct opposition to government’s leasehold reforms

A story in The Times reveals that public relations (PR) firm Spreckley launched a group called Justice for Property Rights, made up of “small property investors, retirees, shared freeholders and long-term savers”, which was set up in “direct opposition to” the government’s leasehold reforms.

It was formed because “public debate has become overly focused on a small number of large estates and institutional investors”.

However, The Times reports that Spreckley declined to disclose who is paying for its work on the campaign.

It said Justice for Property Rights is “funded by private individuals and SMEs, not large landowners or institutional freeholders”. The firm added that the funders did not wish to disclose their identities.

Lawfare by vested interests

The NLC have criticised the “faceless group” for trying to derail the government’s reforms.

Katie Kendrick OBE, founder of the National Leasehold Campaign, said: “This isn’t grassroots campaigning, it’s lawfare by vested interests using anonymous fronts to protect profits and delay justice for millions of leaseholders.

“It is frankly astonishing, but entirely predictable, that yet another anonymous campaign group has emerged at the eleventh hour to threaten legal action against long-overdue leasehold reform.

“There is a clear and growing pattern. Time and again, loosely defined groups present themselves as ‘property rights or ‘freeholder’ campaigners yet refuse to disclose who is funding or driving them. They remain faceless instead of standing openly behind their positions and appear only when reform threatens their interests.

“When shadowy groups appear at the eleventh hour, it’s not democracy, it’s lawfare designed to stall reform and protect vested interests.”

She added: “The public must not be distracted by anonymous voices seeking to defend outdated privileges. Leaseholders have waited long enough.

“The government must stand firm, resist this lawfare, and accelerate the delivery of leasehold reform to finally bring this broken system to an end.”

Longstanding inequities of leasehold

The news comes as the Housing, Communities and Local Government (HCLG) committee has scrutinised the government’s draft Commonhold and Leasehold Reform Bill, saying it needs to go further.

In response to the bill, the committee welcomed protections for leaseholders but warned that key recommendations previously made by the Law Commission are missing from the draft legislation.

Florence Eshalomi MP, chair of the HCLG Committee, said: “Millions of leaseholders have been waiting too long for successive governments to tackle the unfair leasehold system, cap ground rents, and put homeowners in control of the management of their buildings.

“It is vital the government now recognises this urgency by bringing forward revised legislation to deliver justice for leaseholders as soon as possible.

“I urge the government to introduce the final bill in autumn 2026 so this will be the Parliament which finally tackles the longstanding inequities of leasehold.”

The post Leaseholders clash with lobby group over leasehold reforms appeared first on Property118.

View Full Article: Leaseholders clash with lobby group over leasehold reforms

The post Leaseholders clash with lobby group over leasehold reforms appeared first on LettingLinks - Connecting Landlords & Tenants.

Landlords are seeing higher annual rent income as longer tenancies and happy renters continue to underpin the private rented sector.

Research firm Pegasus Insight found that the average annual landlord income has reached a record £89,000.
That’s up £14,000 in a single quarter and £16,000 higher than a year before.

Its latest Landlord Trends research found that income rebounded in Q1 2026 after a brief dip in Q4 2025.

PRS remains strong

The founder and managing director of Pegasus Insight, Mark Long, said: “Much of the debate around the PRS focuses on regulation, taxation and the challenges facing landlords, but these findings are a reminder that the market’s underlying fundamentals remain strong.

“The increase in rental income is significant, but what is perhaps more important is the quality of that income.”

Other research suggests that, while rental income is rising, its quality may matter more, with longer stays, high satisfaction and low moving intent brings income stability.

He added: “While affordability pressures remain a concern and landlords continue to face rising compliance and operating costs, demand for rental housing remains robust.

“These findings suggest that, despite the uncertainty surrounding future regulation, the core relationship between landlords and tenants remains remarkably resilient.”

Landlord income is up

The landlord income figure is now more than one-fifth higher than 12 months ago.

The firm links the rise to strong tenant demand, long tenancy lengths and high occupancy levels.

The findings come alongside its Tenant Trends research, which shows that many renters are staying put.

The average tenant has rented for around eight years and has spent more than five years in their current home.

Tenants are staying longer

The data also shows that two thirds of tenants said they intend to remain in their current home when their tenancy agreement ends.

More than two-thirds described their recent rent experience as positive.

And 76% said they were satisfied with the service provided by their landlord or letting agent.

Alongside the rise in rent income, the average landlord portfolio is now valued at £1.69 million, Pegasus says.

The post Landlord rent incomes hit record appeared first on Property118.

View Full Article: Landlord rent incomes hit record

The post Landlord rent incomes hit record appeared first on LettingLinks - Connecting Landlords & Tenants.

The biggest obstacle preventing landlords from moving forward is rarely the property itself. It is usually the issues surrounding it.

Many landlords know the feeling.

A tenant issue drags on longer than expected, paperwork has gone missing and a refurbishment project keeps getting postponed.

Before long, what was supposed to be a straightforward investment starts feeling more like a second job.

Over the years, landlords have come to us facing all kinds of complications, from difficult tenant situations, major refurbishment projects, missing paperwork, planning issues and even properties affected by historic coal mines.

Many landlords spend months, and sometimes years, putting off a decision because they assume these problems need to be resolved before they can even think about selling.

In our experience, that is not always the case.

As landlords ourselves, we understand that every situation is different and there is rarely a one-size-fits-all solution.

One landlord approached us with a freehold property in East Dulwich that had been divided into four flats. Every flat was tenanted and the sale was complicated by missing planning and tenancy documents.

Rather than walking away from the problem, we worked closely with the landlord and tenants to resolve the issues, gain cooperation and create a sales strategy that worked for everyone involved.

The result was a successful sale in just four weeks for £1.15 million, while the landlord continued collecting rent right up until completion.

The biggest challenge was never finding a buyer. The biggest challenge was overcoming the obstacles that stood in the way of the sale.

That is where Landlord Sales Agency is different.

We do far more than simply market properties. We help landlords navigate the practical problems that often prevent them from moving forward.

Many landlords contact us believing they have a property problem when what they actually need is a strategy.

Whether that involves missing certificates, refurbishment decisions, planning complications, difficult paperwork, tenant issues or possession strategies, our experienced team works alongside landlords to find the most practical and cost-effective solution.

We understand that no two portfolios are the same, with some landlords wanting to retire and cash in, while others want to keep their best-performing properties while selling the ones that create the most work.

We focus on achieving the strongest overall outcome by balancing sale price, speed, certainty and the costs involved in getting a deal completed.

At Landlord Sales Agency, we believe the best solution is not always the most obvious one. Sometimes the biggest value we provide is helping landlords solve the problems that are preventing them from making the decision they want to make.

Many landlords are surprised to discover that the problems they thought were preventing a sale are often easier to solve than they imagined.

The first conversation costs nothing, but it could save you months of stress, thousands of pounds and help you move forward with confidence.

All you need to do is fill out the form below.

(function(){
var uid = “crm-form-ba09a29b”;
var form = document.getElementById(uid + ‘-form’);
var wrap = document.getElementById(uid);
var msg = wrap.querySelector(‘.crm-message’);
var totalPages = 1;
var curPage = 0;

// ── Conditional logic ────────────────────────────────────────────────
var condMap = {};

function getFieldValue(fieldId) {
var els = form.querySelectorAll(‘[name=”‘ + fieldId + ‘”], [name=”‘ + fieldId + ‘[]”]’);
if (!els.length) return ”;
var first = els[0];
if (first.type === ‘checkbox’ || first.type === ‘radio’) {
var checked = [];
els.forEach(function(el){ if (el.checked) checked.push(el.value); });
return checked.join(‘,’);
}
return first.value;
}

function evalRule(rule) {
var val = getFieldValue(rule.fieldId);
var cmp = rule.value;
switch (rule.operator) {
case ‘is': return val === cmp;
case ‘isnot': return val !== cmp;
case ‘greaterthan': return parseFloat(val) > parseFloat(cmp);
case ‘lessthan': return parseFloat(val) < parseFloat(cmp);
case 'contains': return val.indexOf(cmp) !== -1;
case 'startswith': return val.indexOf(cmp) === 0;
case 'endswith': return val.slice(-cmp.length) === cmp;
default: return false; // fail closed — mirror the CRM shared matcher
}
}

function applyConditionals() {
Object.keys(condMap).forEach(function(fieldId) {
var cond = condMap[fieldId];
var rules = cond.rules || [];
var match = cond.logicType === 'any'
? rules.some(evalRule)
: rules.every(evalRule);
var show = cond.actionType === 'show' ? match : !match;
var wrapper = form.querySelector('[data-field-id="' + fieldId + '"]');
if (!wrapper) {
var el = form.querySelector('[name="' + fieldId + '"], [name="' + fieldId + '[]"]');
if (el) wrapper = el.closest('.crm-field, .crm-half');
}
if (wrapper) wrapper.style.display = show ? '' : 'none';
});
}

form.addEventListener('change', applyConditionals);
form.addEventListener('input', applyConditionals);
applyConditionals();

// ── Multi-page navigation ────────────────────────────────────────────

// ── Submit ────────────────────────────────────────────────────────────
var submitBtn = form.querySelector('button[type=submit]');
var btnText = submitBtn ? submitBtn.textContent : 'Submit';

var crmApiUrl = "https://p118-crm-api.accent.sh";

function collectFormData() {
var data = {};
for (var j = 0; j < form.elements.length; j++) {
var el = form.elements[j];
if (!el.name) continue;
if (el.type === 'file') continue; // handled by uploadFiles()
if (el.type === 'radio' && !el.checked) continue;
if (el.type === 'checkbox') {
if (!el.checked) continue;
var k = el.name.replace('[]','');
data[k] = data[k] ? data[k].concat([el.value]) : [el.value];
} else {
data[el.name] = el.value;
}
}
// GF auto-substituted {user_agent} / {referer} on hidden fields
// at render time. We do the equivalent right before submit so
// fields whose default value carries these placeholders
// resolve to the browser's actual values rather than being
// stored as literal "{user_agent}" / "{referer}" strings.
// The last ARTICLE the visitor read (set client-side on post views by
// P118_Article_Views). Used to attribute the enquiry to the article
// even after navigating away or with a stripped/absent referer.
var lastPost = '';
try {
var lpm = document.cookie.match(/(?:^|;s*)p118_last_post=([^;]+)/);
if (lpm) lastPost = decodeURIComponent(lpm[1]);
} catch (e) {}
var subs = {
'{user_agent}': navigator.userAgent || '',
// Prefer the last article read; fall back to the (lossy) HTTP referer.
'{referer}': lastPost || document.referrer || '',
'{last_post}': lastPost || '',
'{embed_url}': window.location.href || '',
};
for (var name in data) {
if (!data.hasOwnProperty(name)) continue;
var v = data[name];
if (typeof v !== 'string') continue;
for (var tag in subs) {
if (v.indexOf(tag) !== -1) v = v.split(tag).join(subs[tag]);
}
data[name] = v;
}
// Agent/BDM attribution — read LIVE so it works even on a fully cached
// page (the browser always sees the real URL + cookie). URL ?ataid=/?cid=
// first, then the 30-day agent_id/cid cookies set by atat-tracking.php.
var _qp = new URLSearchParams(window.location.search);
var _ataid = _qp.get('ataid') || (document.cookie.match(/(?:^|;s*)agent_id=([^;]+)/) || [])[1] || '';
var _cid = _qp.get('cid') || (document.cookie.match(/(?:^|;s*)cid=([^;]+)/) || [])[1] || '';
if (_ataid) data.agent_id = decodeURIComponent(_ataid);
if (_cid) data.bdm_id = decodeURIComponent(_cid);
return data;
}

function uploadFiles(data) {
var fileInputs = form.querySelectorAll('input[type=file][data-crm-file-field]');
var uploads = [];
fileInputs.forEach(function(el) {
if (!el.files || !el.files[0]) return;
var fd = new FormData();
fd.append('file', el.files[0]);
var fieldName = el.name;
uploads.push(
fetch(crmApiUrl + '/public/forms/' + "08ceeaae-4809-444e-ba0f-88da5836c463" + '/upload', { method: 'POST', body: fd })
.then(function(r) {
if (!r.ok) throw new Error('File upload failed (' + r.status + ')');
return r.json();
})
.then(function(res) {
if (res.path) data[fieldName] = res.path;
else throw new Error(res.error || 'File upload failed');
})
);
});
return Promise.all(uploads).then(function() { return data; });
}

function submitFormData(data) {
var body = new FormData();
body.append('action', 'p118_crm_submit');
body.append('form_id', "08ceeaae-4809-444e-ba0f-88da5836c463");
body.append('data', JSON.stringify(data));
// Embed-page context for GF-style merge tags ({embed_url},
// {embed_post:post_title}, {embed_post:ID}). Captured PHP-side
// at render time, then echoed to JS so the submit fetch can
// forward to V2 as request headers.
body.append('embed_url', "");
body.append('embed_post_id', "0");
body.append('embed_post_title', "");

return fetch("https://www.property118.com/wp-admin/admin-ajax.php", { method: 'POST', body: body, credentials: 'same-origin' })
.then(function(r){ return r.json(); })
.then(function(res){
var p = res.data || res;
if (p && p.success) {
if (p.confirmationType === 'redirect' && p.confirmationRedirectUrl) {
window.location.href = p.confirmationRedirectUrl;
} else {
form.style.display = 'none';
msg.className = 'crm-message success';
msg.innerHTML = p.confirmationMessage || 'Thank you for your submission.';
msg.style.display = 'block';
}
} else {
throw new Error((p && p.error) || 'Submission failed.');
}
});
}

form.addEventListener('submit', function(e){
e.preventDefault();
var data = collectFormData();
if (submitBtn) { submitBtn.disabled = true; submitBtn.textContent = 'Processing…'; }
msg.style.display = 'none';

// Standard form (no payment)
uploadFiles(data)
.then(function(d) { return submitFormData(d); })
.catch(function(err){
if (submitBtn) { submitBtn.disabled = false; submitBtn.textContent = btnText; }
msg.className = 'crm-message error';
msg.textContent = err.message;
msg.style.display = 'block';
});
});
})();

The post The biggest obstacle stopping landlords from selling isn’t what you think appeared first on Property118.

View Full Article: The biggest obstacle stopping landlords from selling isn’t what you think

The post The biggest obstacle stopping landlords from selling isn’t what you think appeared first on LettingLinks - Connecting Landlords & Tenants.

Last year, I sold my holiday home in Florida.

The property had been part of our lives for over 20 years. We had enjoyed countless holidays there, created wonderful memories and, like many people who buy overseas property, always assumed it would remain part of our long-term plans.

So what changed?

The reality was that I eventually sat down and did the maths. Not just the obvious ownership costs such as insurance, maintenance, utilities, local property taxes, pool care, gardening, utlity bills, flights and maintenance, but the wider financial picture as well.

What many people never calculate is the opportunity cost of ownership and the income that the equity tied up in the property could potentially generate if it were invested elsewhere. Once I looked at the numbers through that lens, the decision became much easier.

The sale proceeds generated capital that enabled me to reinvest to provide a level of investment income that far exceeded the net benefit we were receiving from holidays in Florida. More importantly, that income now arrives without any of the ongoing concerns that come with property ownership, from roof repairs and storm damage to insurance renewals, property management and exchange rate fluctuations.

Interestingly, I’m not alone.

Two close friends have recently reached similar conclusions.

One purchased a holiday home in Spain around 20 years ago. The original plan was to enjoy family holidays and eventually retire there. Over time, however, circumstances changed. Brexit altered the landscape, visa requirements became more complicated, tax considerations grew in importance and family priorities evolved. The retirement dream that once seemed inevitable no longer reflected reality, so after reviewing the numbers, he also decided to sell.

Another friend owned a property in Thailand with his wife. They had originally planned to spend increasing amounts of time there in the future, but their circumstances changed, and they ultimately settled permanently in the UK. That led them to ask whether the property was still serving a meaningful purpose or simply tying up a substantial amount of capital that could be working harder elsewhere.

Once they laid out the numbers, the answer became clear, and the property was sold.

None of us regrets owning our holiday homes. The memories were real, the enjoyment was genuine, and the lifestyle benefits were significant.

Our thought processes were not about whether buying a holiday home was the right decision at the time. The more important consideration was whether they still served the purpose they were originally intended to fulfil.

Many people bought holiday homes based on plans they made 10, 20 or even 30 years ago. Since then, children have grown up, relationships have changed, retirement plans have evolved, tax rules have shifted, and travel habits have often moved in a different direction, yet the property remains because few people stop to reassess whether the original objective still exists.

I’ve noticed the same phenomenon amongst UK landlords.

A portfolio that made perfect sense at age 40 may look very different at age 60, so the question isn’t whether you should sell, it’s whether your assets are still aligned with your objectives. If they are, that’s excellent. If they aren’t, continuing to hold them could be costing far more than you realise.

Consider loss of income from tied up capital, taxation, hassle factor, inheritance tax … and so the list goes on.

Sometimes the most profitable investment decision is recognising when an existing asset no longer deserves a place in your portfolio.

If you’ve accumulated significant wealth through property and would like a second opinion on whether your current structure, financing and asset mix remain aligned with your long-term objectives, book a consultation with Property118.

If you’ve already started selling, you may also want to discuss ideas on where to get the best returns on investment going forwards. We don’t claim to have a monopoly on good ideas, or to give investment advice, but an initial peer-to-peer discussion often helps, especially when the only cost is a bit of time.

LEARN MORE

PS – Thank you for the Trustpilot reviews.

Last week, I mentioned in my Sunday Supplement newsletter that we’d like to close the gap between the number of Trustpilot reviews for Property118 and those for the NRLA.

The response has been fantastic. Thank you to everyone who has taken a few minutes out of their day to share their experience. Every review helps us build credibility, reach more landlords and continue our mission of facilitating the sharing of best practice within the UK private rented sector.

If you haven’t yet had a chance to leave a review, or would simply like to read what other members have said, you can do so via the link below:

https://www.trustpilot.com/review/www.property118.com

The post Has your holiday home become your most expensive luxury? appeared first on Property118.

View Full Article: Has your holiday home become your most expensive luxury?

The post Has your holiday home become your most expensive luxury? appeared first on LettingLinks - Connecting Landlords & Tenants.

Mortgage searches fell again in May, with 1,590,911 being carried out, down 7% on April’s figure and 15% below May 2025.

The data from Twenty7tec reveals that buy to let followed the same direction, with total BTL searches falling 9% to 249,403.

BTL purchase searches were 22% lower than the same month last year.

Residential searches stood at 1,341,508, a 7% monthly fall and 16% lower year on year.

Residential purchase searches dropped 5% to 626,029, while first-time buyer searches slipped 4% to 152,355.

Mortgage market adjusting

The firm’s chief customer officer, Nathan Reilly, said: “After the heightened levels of activity seen earlier in the year, May’s data suggests the market has entered a more cautious phase.

“One of the most interesting aspects of this month’s report is the continued demand for complex lending criteria.

“Joint borrower sole proprietor enquiries returned to the top of the rankings, alongside searches relating to visas, foreign nationals, adverse credit and self-employed applicants.”

He added: “These remain some of the most common questions advisers are seeking answers to, reinforcing the increasingly specialist nature of mortgage advice with a human touch.

“May’s figures do not necessarily point to a market in decline, but rather one that is continuing to adjust following the heightened activity seen earlier in the year.”

BTL remortgage search

Remortgage searches saw some of May’s steepest falls with residential remortgage searches dropping to 563,124, down 9% on April and 21% below May 2025.

Buy to let remortgage searches also fell by 9% month on month.

However, product availability increased during May after falling in April, with lenders continuing to alter product ranges while adviser activity eased.

The criteria search figures also point to more complex borrower cases being handled by advisers.

The post Buy to let mortgage searches fall again appeared first on Property118.

View Full Article: Buy to let mortgage searches fall again

The post Buy to let mortgage searches fall again appeared first on LettingLinks - Connecting Landlords & Tenants.

Hi everyone, I’m looking to install a heat pump for one of my lets, and if I have this right, I cannot claim the costs as day-to-day running costs?

Even though the gas boiler is all but dead, I have been told it would not pass another gas inspection due this summer.

Also, have I got it right that I cannot claim it as a capital cost when I sell the property?

Can anyone who knows about taxes and things comment?

After all, I thought this was what the government wanted us to do?

Thanks,

Sally

Editor’s note: In most cases, replacing a gas boiler with a heat pump is treated as a capital improvement rather than a repair, so the cost is generally not deductible against rental income as a day-to-day expense. However, it should normally be added to the property’s capital gains tax base cost and may therefore help reduce any CGT liability when the property is eventually sold. As always, tax treatment depends on the specific facts, and landlords should seek professional advice where significant sums are involved.

The post Cost of installing heat pumps? appeared first on Property118.

View Full Article: Cost of installing heat pumps?

The post Cost of installing heat pumps? appeared first on LettingLinks - Connecting Landlords & Tenants.

The Mortgage Works and Accord are among the buy to let lenders cutting their mortgage rates, following five lenders who did so late last week.

The latest reductions cover individual landlords, limited company borrowers, let-to-buy, houses in multiple occupation and holiday let cases.

HSBC and Darlington Building Society are also reducing or highlighting new landlord products.

The Mortgage Works has cut selected one-, two- and five-year fixed rates by up to 0.22 percentage points for new and existing customers across its BTL, let-to-buy, HMO and limited company ranges.

Its five-year fixed remortgage product at 65% LTV is now priced at 4.22%, down by 0.22 percentage points, with a 3% fee, free valuation and free legal work.

Further BTL rate cuts

An existing customer switcher version of the five-year fix has also been reduced to 4.22%, down by 0.07 percentage points, with a 3% fee and availability up to 65% LTV.

Another five-year fixed remortgage product, also up to 65% LTV, has been cut by 0.20 percentage points to 4.69%, with a £1,495 fee, free valuation and free legal work.

Limited company borrowers are also included in the rate reductions. A five-year fixed rate for purchase and remortgage, with free valuation, is now 5.49% at up to 75% LTV, down by 0.18 percentage points, with no fee.

Two existing customer switcher products for limited company landlords have each been cut by 0.05 percentage points.

One is a two-year fix at 5.44%, with a £1,495 fee, and the other is a fee-free two-year fix at 5.94%. Both are available up to 75% LTV.

The lender’s lead manager, Keir Fraser, said: “We are pleased to announce further rate cuts across our mortgage range, our third set of cuts in the past month.”

Accord lowers BTL rates

Accord Mortgages has also reduced rates across its buy to let product ranges, with two-year fixed rates for landlord clients cut by up to 0.30 percentage points.

Three-year fixed rates have been reduced by up to 0.25 percentage points, while five-year fixed rates are down by up to 0.22 percentage points.

Among Accord’s revised deals is a two-year fixed rate at 4.87%, previously 5.17%, for remortgaging landlords at 60% LTV.

The product carries a £995 fee and includes free standard valuation and remortgage legal service.

A five-year fixed rate for remortgages at 75% LTV has been cut to 4.87%, from 5.09%, with a £3,495 fee, free standard valuation and remortgage legal service.

Aidan Smith, Accord’s mortgage product manager, said: “We’re pleased to take this opportunity to improve the competitiveness of our range across the board, ensuring better value across a wide range of options for brokers and their clients, whether they are looking to finance a buy to let property, these changes provide greater choice.”

HSBC’s BTL is ‘best buy’

Moneyfactscompare.co.uk has named HSBC’s five-year fixed rate mortgage at 65% LTV as its buy to let Pick of the Week.

The product is priced at 4.57% fixed to 31 July 2031, with a £3,999 product fee, free valuation and a maximum LTV of 65%.

It is available to second-time buyers and allows overpayments.

Caitlyn Eastell, a personal finance analyst at the platform, said: “While landlords face a large £3,999 product fee, this is partially offset by its free valuation incentive.

“Overpayments are permitted by up to a maximum 20%, which may be a bonus for some.”

Darlington lowers BTL and holiday lets rates

Darlington Building Society has reduced rates across selected buy to let and holiday let products by up to 20 basis points.

The changes apply immediately across selected two- and five-year fixed-rate products for purchase and remortgage business.

Its standard BTL two-year fixed rate is now 5.49%, while its holiday let two-year fixed rate is now 5.59%.

Darlington says its buy to let and holiday let criteria include no minimum income requirement, no maximum age and support for first-time landlords.

It will also consider borrowers remortgaging a former residential property to buy to let.

The society has no six-month ownership rule, accepts Airbnb for holiday let applications and allows up to 90 days’ personal use on holiday let properties.

Chris Blewitt, its head of mortgage distribution, said: “One of the biggest challenges for brokers at the moment isn’t necessarily finding a mortgage, it’s finding a mortgage that genuinely fits the client’s circumstances.

“Brokers need lenders that can look at the full picture rather than at a rate that’s competitive, which is why we’ve continued to focus on both pricing and flexibility across the range.”

For assistance with any type of buy to let (BTL), property or commercial finance please complete the contact form below:

(function(){
var uid = “crm-form-9314eca3″;
var form = document.getElementById(uid + ‘-form’);
var wrap = document.getElementById(uid);
var msg = wrap.querySelector(‘.crm-message’);
var totalPages = 1;
var curPage = 0;

// ── Conditional logic ────────────────────────────────────────────────
var condMap = {};

function getFieldValue(fieldId) {
var els = form.querySelectorAll(‘[name=”‘ + fieldId + ‘”], [name=”‘ + fieldId + ‘[]”]’);
if (!els.length) return ”;
var first = els[0];
if (first.type === ‘checkbox’ || first.type === ‘radio’) {
var checked = [];
els.forEach(function(el){ if (el.checked) checked.push(el.value); });
return checked.join(‘,’);
}
return first.value;
}

function evalRule(rule) {
var val = getFieldValue(rule.fieldId);
var cmp = rule.value;
switch (rule.operator) {
case ‘is': return val === cmp;
case ‘isnot': return val !== cmp;
case ‘greaterthan': return parseFloat(val) > parseFloat(cmp);
case ‘lessthan': return parseFloat(val) < parseFloat(cmp);
case 'contains': return val.indexOf(cmp) !== -1;
case 'startswith': return val.indexOf(cmp) === 0;
case 'endswith': return val.slice(-cmp.length) === cmp;
default: return false; // fail closed — mirror the CRM shared matcher
}
}

function applyConditionals() {
Object.keys(condMap).forEach(function(fieldId) {
var cond = condMap[fieldId];
var rules = cond.rules || [];
var match = cond.logicType === 'any'
? rules.some(evalRule)
: rules.every(evalRule);
var show = cond.actionType === 'show' ? match : !match;
var wrapper = form.querySelector('[data-field-id="' + fieldId + '"]');
if (!wrapper) {
var el = form.querySelector('[name="' + fieldId + '"], [name="' + fieldId + '[]"]');
if (el) wrapper = el.closest('.crm-field, .crm-half');
}
if (wrapper) wrapper.style.display = show ? '' : 'none';
});
}

form.addEventListener('change', applyConditionals);
form.addEventListener('input', applyConditionals);
applyConditionals();

// ── Multi-page navigation ────────────────────────────────────────────

// ── Submit ────────────────────────────────────────────────────────────
var submitBtn = form.querySelector('button[type=submit]');
var btnText = submitBtn ? submitBtn.textContent : 'Submit';

var crmApiUrl = "https://p118-crm-api.accent.sh";

function collectFormData() {
var data = {};
for (var j = 0; j < form.elements.length; j++) {
var el = form.elements[j];
if (!el.name) continue;
if (el.type === 'file') continue; // handled by uploadFiles()
if (el.type === 'radio' && !el.checked) continue;
if (el.type === 'checkbox') {
if (!el.checked) continue;
var k = el.name.replace('[]','');
data[k] = data[k] ? data[k].concat([el.value]) : [el.value];
} else {
data[el.name] = el.value;
}
}
// GF auto-substituted {user_agent} / {referer} on hidden fields
// at render time. We do the equivalent right before submit so
// fields whose default value carries these placeholders
// resolve to the browser's actual values rather than being
// stored as literal "{user_agent}" / "{referer}" strings.
// The last ARTICLE the visitor read (set client-side on post views by
// P118_Article_Views). Used to attribute the enquiry to the article
// even after navigating away or with a stripped/absent referer.
var lastPost = '';
try {
var lpm = document.cookie.match(/(?:^|;s*)p118_last_post=([^;]+)/);
if (lpm) lastPost = decodeURIComponent(lpm[1]);
} catch (e) {}
var subs = {
'{user_agent}': navigator.userAgent || '',
// Prefer the last article read; fall back to the (lossy) HTTP referer.
'{referer}': lastPost || document.referrer || '',
'{last_post}': lastPost || '',
'{embed_url}': window.location.href || '',
};
for (var name in data) {
if (!data.hasOwnProperty(name)) continue;
var v = data[name];
if (typeof v !== 'string') continue;
for (var tag in subs) {
if (v.indexOf(tag) !== -1) v = v.split(tag).join(subs[tag]);
}
data[name] = v;
}
// Agent/BDM attribution — read LIVE so it works even on a fully cached
// page (the browser always sees the real URL + cookie). URL ?ataid=/?cid=
// first, then the 30-day agent_id/cid cookies set by atat-tracking.php.
var _qp = new URLSearchParams(window.location.search);
var _ataid = _qp.get('ataid') || (document.cookie.match(/(?:^|;s*)agent_id=([^;]+)/) || [])[1] || '';
var _cid = _qp.get('cid') || (document.cookie.match(/(?:^|;s*)cid=([^;]+)/) || [])[1] || '';
if (_ataid) data.agent_id = decodeURIComponent(_ataid);
if (_cid) data.bdm_id = decodeURIComponent(_cid);
return data;
}

function uploadFiles(data) {
var fileInputs = form.querySelectorAll('input[type=file][data-crm-file-field]');
var uploads = [];
fileInputs.forEach(function(el) {
if (!el.files || !el.files[0]) return;
var fd = new FormData();
fd.append('file', el.files[0]);
var fieldName = el.name;
uploads.push(
fetch(crmApiUrl + '/public/forms/' + "b4348f3c-1c58-40d2-a4e1-f5ef3a585dcc" + '/upload', { method: 'POST', body: fd })
.then(function(r) {
if (!r.ok) throw new Error('File upload failed (' + r.status + ')');
return r.json();
})
.then(function(res) {
if (res.path) data[fieldName] = res.path;
else throw new Error(res.error || 'File upload failed');
})
);
});
return Promise.all(uploads).then(function() { return data; });
}

function submitFormData(data) {
var body = new FormData();
body.append('action', 'p118_crm_submit');
body.append('form_id', "b4348f3c-1c58-40d2-a4e1-f5ef3a585dcc");
body.append('data', JSON.stringify(data));
// Embed-page context for GF-style merge tags ({embed_url},
// {embed_post:post_title}, {embed_post:ID}). Captured PHP-side
// at render time, then echoed to JS so the submit fetch can
// forward to V2 as request headers.
body.append('embed_url', "");
body.append('embed_post_id', "0");
body.append('embed_post_title', "");

return fetch("https://www.property118.com/wp-admin/admin-ajax.php", { method: 'POST', body: body, credentials: 'same-origin' })
.then(function(r){ return r.json(); })
.then(function(res){
var p = res.data || res;
if (p && p.success) {
if (p.confirmationType === 'redirect' && p.confirmationRedirectUrl) {
window.location.href = p.confirmationRedirectUrl;
} else {
form.style.display = 'none';
msg.className = 'crm-message success';
msg.innerHTML = p.confirmationMessage || 'Thank you for your submission.';
msg.style.display = 'block';
}
} else {
throw new Error((p && p.error) || 'Submission failed.');
}
});
}

form.addEventListener('submit', function(e){
e.preventDefault();
var data = collectFormData();
if (submitBtn) { submitBtn.disabled = true; submitBtn.textContent = 'Processing…'; }
msg.style.display = 'none';

// Standard form (no payment)
uploadFiles(data)
.then(function(d) { return submitFormData(d); })
.catch(function(err){
if (submitBtn) { submitBtn.disabled = false; submitBtn.textContent = btnText; }
msg.className = 'crm-message error';
msg.textContent = err.message;
msg.style.display = 'block';
});
});
})();

The post TMW, Accord, HSBC and Darlington cut buy to let mortgage rates appeared first on Property118.

View Full Article: TMW, Accord, HSBC and Darlington cut buy to let mortgage rates

The post TMW, Accord, HSBC and Darlington cut buy to let mortgage rates appeared first on LettingLinks - Connecting Landlords & Tenants.

One month after the Renters’ Rights Act came into force, the landlord exodus has not materialised in quite the way many expected.

However, with stronger enforcement powers for councils, increasing compliance obligations, future energy efficiency requirements and continuing uncertainty about what further regulation may be introduced, many landlords are reviewing their portfolios and planning ahead rather than waiting for problems to arise.

Timing is everything, and landlords who have decided that now is the right time to scale down or retire are cashing in on their investments while they still can, and this is where Landlord Sales Agency comes in.

Whether you decide to sell all of your portfolio in one go or retain your best-performing properties while you see how the legislation plays out, we are entirely flexible to your needs.

At Landlord Sales Agency, like all the smartest landlords, we adapt our strategy according to the properties, the tenants and the owners’ priorities but as landlords, rather than property developers, our starting point is always to sell the properties as they stand for a fair market price unless it makes more sense to chase a better sales price.

And crucially, landlords can still get a great price close to vacant possession value without emptying the property first. 

We would only consider evicting tenants, refurbishing the properties and chasing full vacant possession prices if the extra money achieved was genuinely worth the additional time, cost, stress and risk involved.

Most landlords who contact us don’t want to gamble on spending thousands improving the properties only to find the market has shifted or the sale price doesn’t justify the upfront cost or ongoing risk.

Sellers come to us looking for a realistic balance between achieving a strong sale price and securing a fast, reliable sale that avoids months of uncertainty and potentially thousands of pounds in upfront costs paying mortgage interest, council tax, utilities and other costs associated with running vacant property for months, if not years.

One landlord that came to us for help in deciding strategy had a freehold property split into 4 flats in East Dulwich. Every flat was tenanted and the sale was further complicated by missing planning and tenancy documents. The gains from developing the property for maximum value was not worth the cost or risk to the owner. By winning the tenants’ cooperation, we were able to rectify the complications and market the flats to our network of over 30,000 private buyers and investors.

The vacant possession value of the 4 flats was £1.3M – we sold the entire block with tenants in situ as a turnkey investment in just 4 weeks for £1.15M and the owner collected rent right up to completion.

Another landlord had two properties – both with vacant possession but in poor condition and valued at £125K and £160K. With a potential value of £210K and £300K respectively, the potential gains were clearly worth £40K investment but with the seller’s wealth tied into the properties, they were unable to realise the potential themselves or to pay the mortgage costs during the renovation.

In this case, in collaboration with the owner, our strategy was to renovate and sell properties in mint condition to owner occupiers for the best price possible.

We agreed an interest free loan to be paid back from the sale funds and arranged a trusted team of builders to complete the work.

Both properties sold for full market value just two weeks after the renovations were complete and after paying back our £80K refurb costs, £10K mortgage payments we paid, plus our fee for advancing funds, the landlord was over £90K better off.

So, if you’re a landlord looking to adapt, get in touch and we’ll help you plan your strategy.

We have an extensive private database of over 30,000 buyers who will buy your properties with or without tenants and get text messages to alert them to new properties every time a landlord comes to us to sell.

Our buyers are a mix of new landlords, investors and first-time buyers meaning that whether you’re selling with or without tenants, the properties will be snapped up. It also means that we’re able to get you’re the best possible price for the property.

Any company promising you 100% market value for a tenanted sale is hiding a huge list of costs that are going to come after the sale. That’s not the case with us. It’s one of the things that make us different, we are fiercely realistic and proudly transparent.

More landlords are recognising that this does not have to be an all-or-nothing decision when it comes to selling your portfolio and here at Landlord Sales Agency, we are here to help.

You have nothing to lose and everything to gain, fill out the form below.

(function(){
var uid = “crm-form-ba09a29b”;
var form = document.getElementById(uid + ‘-form’);
var wrap = document.getElementById(uid);
var msg = wrap.querySelector(‘.crm-message’);
var totalPages = 1;
var curPage = 0;

// ── Conditional logic ────────────────────────────────────────────────
var condMap = {};

function getFieldValue(fieldId) {
var els = form.querySelectorAll(‘[name=”‘ + fieldId + ‘”], [name=”‘ + fieldId + ‘[]”]’);
if (!els.length) return ”;
var first = els[0];
if (first.type === ‘checkbox’ || first.type === ‘radio’) {
var checked = [];
els.forEach(function(el){ if (el.checked) checked.push(el.value); });
return checked.join(‘,’);
}
return first.value;
}

function evalRule(rule) {
var val = getFieldValue(rule.fieldId);
var cmp = rule.value;
switch (rule.operator) {
case ‘is': return val === cmp;
case ‘isnot': return val !== cmp;
case ‘greaterthan': return parseFloat(val) > parseFloat(cmp);
case ‘lessthan': return parseFloat(val) < parseFloat(cmp);
case 'contains': return val.indexOf(cmp) !== -1;
case 'startswith': return val.indexOf(cmp) === 0;
case 'endswith': return val.slice(-cmp.length) === cmp;
default: return false; // fail closed — mirror the CRM shared matcher
}
}

function applyConditionals() {
Object.keys(condMap).forEach(function(fieldId) {
var cond = condMap[fieldId];
var rules = cond.rules || [];
var match = cond.logicType === 'any'
? rules.some(evalRule)
: rules.every(evalRule);
var show = cond.actionType === 'show' ? match : !match;
var wrapper = form.querySelector('[data-field-id="' + fieldId + '"]');
if (!wrapper) {
var el = form.querySelector('[name="' + fieldId + '"], [name="' + fieldId + '[]"]');
if (el) wrapper = el.closest('.crm-field, .crm-half');
}
if (wrapper) wrapper.style.display = show ? '' : 'none';
});
}

form.addEventListener('change', applyConditionals);
form.addEventListener('input', applyConditionals);
applyConditionals();

// ── Multi-page navigation ────────────────────────────────────────────

// ── Submit ────────────────────────────────────────────────────────────
var submitBtn = form.querySelector('button[type=submit]');
var btnText = submitBtn ? submitBtn.textContent : 'Submit';

var crmApiUrl = "https://p118-crm-api.accent.sh";

function collectFormData() {
var data = {};
for (var j = 0; j < form.elements.length; j++) {
var el = form.elements[j];
if (!el.name) continue;
if (el.type === 'file') continue; // handled by uploadFiles()
if (el.type === 'radio' && !el.checked) continue;
if (el.type === 'checkbox') {
if (!el.checked) continue;
var k = el.name.replace('[]','');
data[k] = data[k] ? data[k].concat([el.value]) : [el.value];
} else {
data[el.name] = el.value;
}
}
// GF auto-substituted {user_agent} / {referer} on hidden fields
// at render time. We do the equivalent right before submit so
// fields whose default value carries these placeholders
// resolve to the browser's actual values rather than being
// stored as literal "{user_agent}" / "{referer}" strings.
// The last ARTICLE the visitor read (set client-side on post views by
// P118_Article_Views). Used to attribute the enquiry to the article
// even after navigating away or with a stripped/absent referer.
var lastPost = '';
try {
var lpm = document.cookie.match(/(?:^|;s*)p118_last_post=([^;]+)/);
if (lpm) lastPost = decodeURIComponent(lpm[1]);
} catch (e) {}
var subs = {
'{user_agent}': navigator.userAgent || '',
// Prefer the last article read; fall back to the (lossy) HTTP referer.
'{referer}': lastPost || document.referrer || '',
'{last_post}': lastPost || '',
'{embed_url}': window.location.href || '',
};
for (var name in data) {
if (!data.hasOwnProperty(name)) continue;
var v = data[name];
if (typeof v !== 'string') continue;
for (var tag in subs) {
if (v.indexOf(tag) !== -1) v = v.split(tag).join(subs[tag]);
}
data[name] = v;
}
// Agent/BDM attribution — read LIVE so it works even on a fully cached
// page (the browser always sees the real URL + cookie). URL ?ataid=/?cid=
// first, then the 30-day agent_id/cid cookies set by atat-tracking.php.
var _qp = new URLSearchParams(window.location.search);
var _ataid = _qp.get('ataid') || (document.cookie.match(/(?:^|;s*)agent_id=([^;]+)/) || [])[1] || '';
var _cid = _qp.get('cid') || (document.cookie.match(/(?:^|;s*)cid=([^;]+)/) || [])[1] || '';
if (_ataid) data.agent_id = decodeURIComponent(_ataid);
if (_cid) data.bdm_id = decodeURIComponent(_cid);
return data;
}

function uploadFiles(data) {
var fileInputs = form.querySelectorAll('input[type=file][data-crm-file-field]');
var uploads = [];
fileInputs.forEach(function(el) {
if (!el.files || !el.files[0]) return;
var fd = new FormData();
fd.append('file', el.files[0]);
var fieldName = el.name;
uploads.push(
fetch(crmApiUrl + '/public/forms/' + "08ceeaae-4809-444e-ba0f-88da5836c463" + '/upload', { method: 'POST', body: fd })
.then(function(r) {
if (!r.ok) throw new Error('File upload failed (' + r.status + ')');
return r.json();
})
.then(function(res) {
if (res.path) data[fieldName] = res.path;
else throw new Error(res.error || 'File upload failed');
})
);
});
return Promise.all(uploads).then(function() { return data; });
}

function submitFormData(data) {
var body = new FormData();
body.append('action', 'p118_crm_submit');
body.append('form_id', "08ceeaae-4809-444e-ba0f-88da5836c463");
body.append('data', JSON.stringify(data));
// Embed-page context for GF-style merge tags ({embed_url},
// {embed_post:post_title}, {embed_post:ID}). Captured PHP-side
// at render time, then echoed to JS so the submit fetch can
// forward to V2 as request headers.
body.append('embed_url', "");
body.append('embed_post_id', "0");
body.append('embed_post_title', "");

return fetch("https://www.property118.com/wp-admin/admin-ajax.php", { method: 'POST', body: body, credentials: 'same-origin' })
.then(function(r){ return r.json(); })
.then(function(res){
var p = res.data || res;
if (p && p.success) {
if (p.confirmationType === 'redirect' && p.confirmationRedirectUrl) {
window.location.href = p.confirmationRedirectUrl;
} else {
form.style.display = 'none';
msg.className = 'crm-message success';
msg.innerHTML = p.confirmationMessage || 'Thank you for your submission.';
msg.style.display = 'block';
}
} else {
throw new Error((p && p.error) || 'Submission failed.');
}
});
}

form.addEventListener('submit', function(e){
e.preventDefault();
var data = collectFormData();
if (submitBtn) { submitBtn.disabled = true; submitBtn.textContent = 'Processing…'; }
msg.style.display = 'none';

// Standard form (no payment)
uploadFiles(data)
.then(function(d) { return submitFormData(d); })
.catch(function(err){
if (submitBtn) { submitBtn.disabled = false; submitBtn.textContent = btnText; }
msg.className = 'crm-message error';
msg.textContent = err.message;
msg.style.display = 'block';
});
});
})();

The post The Great Landlord Shake-Up: Strategic Planning for 2026 and Beyond appeared first on Property118.

View Full Article: The Great Landlord Shake-Up: Strategic Planning for 2026 and Beyond

The post The Great Landlord Shake-Up: Strategic Planning for 2026 and Beyond appeared first on LettingLinks - Connecting Landlords & Tenants.

The government claims the cost and compliance requirements of EPC C targets are “fair and proportionate” for landlords.

In response to a written parliamentary question, Energy Minister Martin McCluskey said a range of exemptions would be available.

The government has proposed that all privately rented properties must meet a minimum EPC rating of C by 2030.

No one-size-fits-all approach

Labour MP for Truro and Falmouth Jayne Kirkham asked: “What assessment has the government made of the number of rural properties that will struggle to reach the minimum EPC C rating by the 2030 deadline for all rental properties?”.

In response, Mr McCluskey said: “Government recognises there is no “one-size-fits-all” approach to tackling the UK’s diverse building stock. We have set out a range of provisions to ensure the cost and compliance burden is fair and proportionate for landlords.

“This includes a maximum spend requirement of £10,000 per property, and a range of exemptions for circumstances where the installation of measures is not feasible or appropriate.”

Substantial and costly upgrades

Under the Warm Homes Plan, private landlords will be able to choose between the smart or heat metrics, and the cap on the amount they are expected to invest to meet the new standards will be reduced from £15,000 to £10,000.

The cost cap will be lower where £10,000 would represent 10% or more of a property’s value.

However, Mr McCluskey did not mention that upgrading properties to an EPC C rating will still be costly for landlords.

Timothy Douglas, head of policy and campaigns at Propertymark, previously told Property118 that EPC C targets will be hard to meet for older properties.

He said: “While the ambition of the Warm Homes Plan to improve energy efficiency and tackle fuel poverty is acknowledged, the proposals as they stand are deeply concerning for landlords and agents across both the residential and commercial sectors.

“In the private rented sector, landlords are being asked to deliver, in many cases, substantial and costly upgrades to reach EPC C by 2030, yet this is being imposed without clear, long-term funding commitments, realistic delivery timescales, or sufficient flexibility for older, complex, and hard-to-treat properties.”

The post Government defends EPC C targets for landlords appeared first on Property118.

View Full Article: Government defends EPC C targets for landlords

The post Government defends EPC C targets for landlords appeared first on LettingLinks - Connecting Landlords & Tenants.

Within weeks of the Renters’ Rights Act coming into force, RentGuarantor has revealed that demand for its services rocketed as landlords looked at how to protect their rent income.

The firm reported a 115% rise in demand in May, with revenue for the month reaching about £700,000.

Property experts have warned that the RRA could leave landlords with a lengthy struggle to gain possession from problem tenants and prompt an exodus from the private rented sector.

The company said the figures reflect a ‘structural shift’ in demand for rent and property damage guarantees after the RRA came into force on 1 May 2026.

The firm’s news follows research from Zero Deposit which suggests the share of local authority areas where tenants may fail affordability checks could rise from one in five to almost one in two.

That means more than half of tenants may need a guarantor after the RRA was introduced.

Professional guarantor service

The firm’s chief executive, Paul Foy, said: “The company’s performance in May 2026 marks a clear shift in demand for our professional guarantor service.

“The structural changes to the sector resulting from the Renters’ Rights Act are driving sustained growth across our core customer segments and reinforcing the relevance of our solution.”

RentGuarantor has also expanded its services to include the ability to settle property damages.

Mr Foy said this is a ‘critical step’ in positioning the firm’s offering that simplifies the core aspects of securing rental accommodation in the UK.

AI investment

RentGuarantor also said it is investing heavily in AI to enable it to fast-track its rent guarantee services without hiring more staff.

The planned investment includes AI-enabled document processing, targeted recruitment in data science and engineering, and upgrades to technology infrastructure.

Doing so could help the firm to grow its annual capacity from 20,000 to 100,000 contracts.

Mr Foy said: “We are moving quickly to scale capacity through our planned investment in AI, spearheaded by our in-house expertise, so that we can sustain this growth without compromising the high standards of service and risk management that underpin our business model.”

The post Rent guarantee demand jumps after Renters’ Rights Act appeared first on Property118.

View Full Article: Rent guarantee demand jumps after Renters’ Rights Act

The post Rent guarantee demand jumps after Renters’ Rights Act appeared first on LettingLinks - Connecting Landlords & Tenants.