The ability to adapt is the ability to succeed: landlording the smarter way

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The ability to adapt is the ability to succeed: landlording the smarter way

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

For many landlords, it’s not a simple stay-or-go decision. It’s about reviewing their portfolio, identifying higher-risk properties or tenancies, and planning ahead, selling those exposed to rent repayment orders, fines or licensing issues, while retaining stronger-performing assets.

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 worth 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.

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Council’s landlord licensing schemes begin after landlords lose legal fight

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Property118

Council’s landlord licensing schemes begin after landlords lose legal fight

Landlords in one town face new landlord licensing rules from this week after a court battle that went all the way to the Supreme Court – which the landlords lost.

Luton Borough Council will now introduce selective licensing in the town centre and Park Town areas, while additional licensing for HMOs will apply across the whole town.

The decision follows the Supreme Court’s refusal of an appeal by Luton Landlords and Letting Agents Limited, ending a long-running challenge to the council’s licensing plans.

The schemes will require licences for HMOs across Luton and certain single-tenancy homes in designated areas.

Defending landlord legal challenge

Councillor Alia Khan, the council’s portfolio holder for housing, said: “Successfully defending the legal challenge means we can now move forward and continue making meaningful improvements for residents across Luton.

“I believe that every resident deserves a safe, secure and comfortable home. That is not negotiable.

“These measures are an important part of our wider work to improve housing conditions and tackle issues that impact local neighbourhoods.”

She added: “Most landlords are responsible. But for the ones that aren’t this gives us the power to act.

“We do recognise the valuable role responsible landlords play and so have introduced an early bird period to support applications.”

Cost of landlord licenses

The council says that license application fees will range from £122 to £366, although landlords applying during the early bird period will pay £150.

It estimates set-up costs of up to £50,000, which it says will be recovered through licence fees.

Current mandatory licensing rules apply to HMOs with five or more households, but Luton’s new schemes will extend regulation further into the town’s private rent sector.

The additional licensing scheme will be introduced borough-wide within three months, while selective licensing will focus on areas where the council says particular property types require closer oversight.

Schemes will support powers

Landlords with eligible residential accommodation will need to apply for a licence for each property covered by the schemes.

To obtain a licence, they will have to meet specified standards and comply with conditions covering how homes are managed.

The council says the schemes will support its existing enforcement powers and help address poor property management, anti-social behaviour and environmental concerns.

There’s more information about Luton’s selective and additional licensing schemes on the council’s website.

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Government pushes action on overheating fears in social housing

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Property118

Government pushes action on overheating fears in social housing

The government has urged all social housing landlords to meet standards of thermal comfort in their properties.

In a written parliamentary question, Green MP Carla Denyer asked: “What assessment has the government made of the risk of overheating in social housing?”

The news comes after a group of tenants has threatened legal action against their housing association over excessive heat in their homes.

Social housing landlords need to follow Awaab’s law

Housing minister Matthew Pennycook confirmed all social housing landlords need to follow the rules under Awaab’s law.

He said: “All social homes should meet at least a minimum standard of thermal comfort.

“My Department made an assessment of subjective overheating through the English Housing Survey, which found that in 2024, 10.6% of social housing households reported at least one part of their home got uncomfortably hot.

“Awaab’s Law came into force in the social rented sector on 27 October 2025. As a result, all social landlords must repair all emergency hazards within 24 hours and fix dangerous damp and mould within fixed timescales.

“The next phase of Awaab’s Law will consider the application of requirements to a further set of Housing Health and Safety Rating System (HHSRS) hazards, including excess heat and excess cold.

“My Department has also laid new statutory guidance on the operation and enforcement of the Health and Housing Safety Rating System (HHSRS) before Parliament. This will come into force in June and will provide councils with a more intuitive means of assessing hazards in rented homes, including excess heat.”

Not fit for purpose

The news comes as, in what is believed to be the first case of its kind, residents living in flats managed by PA Housing in Woolwich, London, claim their homes are not fit for purpose, with indoor temperatures reaching 43°C during the summer.

A report by the BBC, reveals residents are planning to take action against their housing association, marking the first claim filed for excessive heat under the Homes (Fitness for Human Habitation) Act 2018.

A resident living in Canada Court and Clifton Lodge in Woolwich told the BBC the building was not fit for purpose.

Chris Sayudo, chair of the tenant association at Clifton Lodge and Canada Court, said the buildings’ corridors reached 48 degrees in the summer.

He told the BBC: “It’s a combination of problems; the build-up of heat in the building, because there’s no real ventilation, and the fact there are leaks in the cupboards and communal areas means there is a massive amount of mould.

“Not just in communal areas, but in our flats as well, because we don’t have ventilation. There’s a built-in new air ventilation system but it doesn’t do anything. It’s not effective.”

Michael McDonagh, chief executive of PA Housing, said the issue was mainly concentrated to communal intake cupboards rather than residents’ homes.

He told the BBC: “This is an issue that, we agree, needs to be addressed across the housing sector. Like most properties in the UK, Canada Court and Clifton Lodge were designed to keep heat in rather than keep them cool.

“However, when they were built, they met all relevant planning and building regulations at the time.

“All the same, we will be putting measures in place to monitor internal temperatures at both buildings as a way of understanding whether this is just an issue during excessive heat or throughout the year so we can support residents as much as we can.”

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“I should have done this two years ago” – what one landlord said after selling a problem property

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“I should have done this two years ago” – what one landlord said after selling a problem property

Not long ago, a landlord said something that will resonate with more Property118 readers than many might admit.

After completing the sale of one troublesome rental property, he paused and said: “I should have done this two years ago.”

He was not talking about a bad investment. The property had risen in value over time, rent had been collected, and on paper, it had seemed to him like a perfectly reasonable decision to keep it, but the real problem was different, that property had become draining.

The property that quietly consumed too much energy

Many landlords know the type, nothing catastrophic, just constant friction. A repair here, a tenant issue there, a delay with contractors, unexpected expense, another interruption while away for the weekend, and then another.

One property can sometimes create more mental load than several straightforward ones combined, and it was that which was the real issue.

Why he kept delaying the decision

Like many owners, he had good reasons for waiting. He thought values might rise further, he did not want the hassle of selling, he assumed the next year would be easier, and he constantly told himself it was “not that bad”. Those thoughts are common, and understandable, yet while he delayed, the property continued taking time, attention and enthusiasm.

What changed after the sale

Once sold, several things happened quickly. There was less distraction, more liquidity, more clarity about the rest of the portfolio, and perhaps most importantly, renewed enthusiasm for the properties he chose to keep. That last point is often overlooked. Selling a tiring asset can improve how the stronger remainder feels to own.

Why some landlords are making similar decisions now

Across many conversations, we hear from landlords who are not looking to sell everything. They are simply questioning whether every property still deserves its place.

Some choose to dispose of assets that are management-heavy, lower-yielding relative to equity tied up, geographically awkward, likely to need significant works and/or are no longer suited to current life priorities.

David Coughlin, director of Landlord Sales Agency, said: “As both a landlord and an agent, I’ve learned that 20% of properties often create 80% of the stress. The challenge is that they’re not always easy to part with, there may be long-standing tenants, mortgage penalties, refurbishment plans or simply the hope that things will improve.

“Many landlords aren’t looking to sell everything; they’re looking to remove the one or two properties that consume disproportionate amounts of time, money and mental energy.”

Waiting can carry its own cost

Many owners focus only on whether prices might rise, and that’s fair enough, but there are other costs to delay. For example; another repair cycle, another difficult tenancy, another year of avoidable hassle or another postponed wider plan. Those costs are real too.

The right sale can strengthen the rest

This is where many decisions become more intelligent, because sometimes one well-chosen disposal can reduce stress, release capital, improve focus, strengthen remaining holdings, and restore enjoyment of ownership. That can be far more valuable than simply holding everything indefinitely.

A conversation worth having?

If one property in your portfolio instantly comes to mind while reading this, there may be a reason.

These conversations are often most useful for established landlords who want calmer ownership, stronger control and decisions made proactively rather than reluctantly.

FREE 30-MINUTE CHAT VIA ZOOM

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Surge in demand for guarantors under Renters’ Rights Act

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Property118

Surge in demand for guarantors under Renters’ Rights Act

More than half of tenants could need a guarantor following the introduction of the Renters’ Rights Act, a deposit scheme claims.

Research by Zero Deposit suggests the proportion of local authority areas where tenants are likely to fail affordability checks could rise from one in five to almost one in two.

Under the act, landlords and agents can no longer accept large amounts of rent in advance.

Expect guarantors to become an increasingly common requirement

According to the data, average rents currently standing at £1,438 per month, equivalent to £17,256 per year, tenants would typically need to earn at least £43,140 annually in order to pass affordability checks.

However, average earnings across England currently sit at £41,859, leaving the average renter £1,281 below the required threshold.

Across England’s 288 local authority districts, tenants are likely to require a guarantor in 19.8% of locations due to average earnings failing to meet affordability requirements.

Sam Reynolds, CEO of Zero Deposit, said under the Renters’ Rights Act, landlords will seek greater financial protection, meaning more tenants will need a guarantor.

He said: “While the Renters’ Rights Act is designed to improve security for tenants, it also significantly changes the way landlords manage financial risk within the private rental sector. With restrictions on upfront rent payments and fewer traditional safeguards available, landlords and agents naturally place greater emphasis on affordability checks and income protection when assessing prospective tenants.

“As a result, we expect guarantors to become an increasingly common requirement for renters who fall outside standard affordability criteria, particularly younger tenants, overseas applicants, self-employed workers, and those moving to high-cost rental areas.”

Tenants may not have access to a suitable guarantor

Across England’s 288 local authority districts, tenants are likely to require a guarantor in 19.8% of locations due to average earnings failing to meet affordability requirements.

London is home to 22 local authority districts where average incomes fall below the affordability threshold, while the South East contains a further 21 such areas.

However, Zero Deposit warns many tenants may not have access to a suitable guarantor.

Mr Reynolds adds: “The challenge is that the traditional guarantor model is no longer practical for many renters. Not every tenant has access to a suitable guarantor, and even when one is available, the referencing and verification process can introduce delays at a point where rental properties move extremely quickly.”

According to the English Housing Survey, 21.5% of private renters pay more than one month’s rent in advance.

Zero Deposit claims that, with this option no longer available to landlords, many are expected to seek alternative forms of financial protection.

The deposit company suggests landlords could respond by increasing the affordability threshold from 2.5 times income to three times income.

If this becomes the new industry standard, Zero Deposit calculates that the proportion of local authority districts in which the average tenant fails affordability checks would rise from 19.8% to 47.6%, as average earnings in 137 local areas would fall below the required level.

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Awaab’s law risks pushing landlords out of the PRS in Scotland

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Property118

Awaab’s law risks pushing landlords out of the PRS in Scotland

An advisory board to the Scottish government has warned Awaab’s Law will deter investment and cause landlords to leave the market.

In a letter to the government, the Regulatory Review Group (RRG) raised concerns about the implementation of Awaab’s Law in Scotland.

The law received Parliamentary approval in March and is due to come into effect in October 2026, requiring social and private landlords to address damp and mould within strict timeframes.

Landlords to leave the market

RRG, which advises the Scottish government on investment and the economy, wrote a letter to the then-housing secretary Màiri McAllan.

Chair of the group, Professor Russel Griggs, warned Ms McAllan a combination of legislation, including Awaab’s law, will increase the regulatory burden on landlords.

He said: “The cumulative impact of regulations on businesses will be significant and could deter many from joining the sector, and indeed cause landlords to leave the market.

“Further thought will need to be given to the sequencing of these regulations with regard to other upcoming policies with an impact on housing in the social rented sector, private rented sector or both.”

Mr Griggs added small landlords will be particularly affected by Awaab’s Law and accused the Scottish government of not listening to small landlords in the consultation process.

He added: “Microbusinesses form up to 85% of private landlords, and it is concerning that this group may not have been adequately represented in engagement with the Scottish government on proposed regulations at this stage.

“Whilst acknowledging, from the Business and Regulatory Impact Assessment (BRIA), the levels of engagement which have been carried out to date, more needs to be done to engage with the significant cohort of microbusiness owning landlords, to investigate the impact of the regulations on them and their ability to remain in the sector as a result.”

The cause of the mould is tenant behaviour

The group have also called on the Scottish government to provide clearer guidance to landlords and tenants on situations where damp and mould cannot be fully resolved in a property.

Mr Griggs said: “Tenants are often unaware of their existing rights, and many landlords will have no engagement with the representative bodies / letting agents which have engaged with officials, and will be unaware that a change to the legal framework is in development.

“Clarifying who is responsible for informing tenants and landlords about their rights and responsibilities will be a key area for officials to make progress on. It is also important that tenants are encouraged and supported to report damp and mould issues early, and that they know how to escalate issues that remain unaddressed within the prescribed timelines.

“Clear guidance will be required for scenarios in which mould and damp cannot feasibly be remediated within a property due to structural issues, as well as in instances where the cause of the mould is tenant behaviour. Officials agreed that addressing human behaviours would often need to be part of the remedy, and that landlords and tenants will often need to work together to tackle mould and damp.”

Help for small landlords

In response, then Housing Secretary Màiri McAllan wrote to the RRG in May, saying the Scottish government will work with small landlords.

She said: “I absolutely agree that guidance on Awaab’s Law will be critical to ensuring that tenants and landlords understand their responsibilities and support their understanding and assessment of damp and mould.

“My officials have already begun engagement with stakeholders representing tenants, social landlords, private landlords, local authorities and more to seek their input into the guidance. This includes where we can build upon the good practice already in the sector, and I foresee the inclusion of case studies in the guidance to further illustrate key points.

“My officials will give further consideration as to how small landlords, who make up the majority of Scotland’s private rented sector, can be engaged in this process.”

Needs to strike the right balance

Scottish Association of Landlords chief executive, John Blackwood, told Property118 that the Scottish government needs to strike the right balance.

He said: “Awaab Ishak’s case was terrible and tragic, we must all ensure that it similar cases are prevented from happening in the future.

“SAL members treat the safety of our properties with the utmost seriousness and hold ourselves, and each other, to the highest possible standards.

“We are also mindful of the importance of balancing protecting tenants with not stifling growth in our sector, particularly at this time of housing emergency, and will continue to work with the Scottish government toward this.”

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The EICR time bomb: your first mandatory electrical report may have expired already

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Property118

The EICR time bomb: your first mandatory electrical report may have expired already

The first wave of compulsory electrical safety reports is now hitting its five-year expiry date, and renewing them in 2026 comes with a new sting in the tail, courtesy of the Renters’ Rights Act.

When mandatory electrical checks landed on the private rented sector back in 2020, they were the talk of the Property118 readership, our coverage of the new rules and the Electrical Safety Installations Act 2020 drew hundreds of comments from landlords trying to work out what they actually had to do, and by when.

Five years on, that “by when” has come back around. The Electrical Installation Condition Reports (EICRs) that landlords rushed to obtain in 2020 and 2021 are valid for a maximum of five years, which means a huge cohort of them are expiring right now (or may have already expired), through 2025 and into 2026. If you got yours done to beat the original deadline, it’s time to check the expiry date on page one.

A reminder of where the rules came from

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 required every landlord in England to:

• have all fixed electrical installations inspected and tested by a qualified person at least every five years;
• ensure a satisfactory EICR was in place for new tenancies from 1 July 2020, and for all existing tenancies by 1 April 2021;
• supply the report to existing tenants within 28 days, to new tenants before they move in, and to the local authority within 7 days of a written request;
• carry out any remedial or further investigative work flagged as C1, C2 or FI within 28 days (or sooner, if the report says so).

When the regulations were first introduced, landlords faced penalties of up to £30,000 for non-compliance. Following amendments that came into force in late 2025, local authorities can now impose financial penalties of up to £40,000.

Why this matters again now

Two things have put electrical safety back on the agenda. First, the maths: a property first certified in spring 2021 needs re-testing by spring 2026. The “one-off” job many landlords ticked off five years ago is now a recurring obligation, and a lapsed EICR is exactly the kind of paperwork gap a local authority, or a tenant’s solicitor, will seize on.

Second, the rules have just been extended to social housing. From this month, social landlords face mandatory five-year checks of their own, backed by fines of up to £40,000. As Steven Devine of Electrical Safety First put it, with “more than half of accidental domestic fires across England caused by electricity,” the direction of travel is only towards tighter enforcement, not looser.

What’s changed since your last report

Don’t assume a renewal will be a formality just because you passed last time. The standard EICRs are assessed against (BS 7671) has moved on, with Amendment 2 of the 18th Edition in force since 2022. Practical consequences landlords are seeing on re-inspection include:

• Tighter coding. Inspectors are increasingly classifying older installations as C2 (“potentially dangerous”), which makes the whole report unsatisfactory and triggers the 28-day remedial clock.
• Arc Fault Detection Devices (AFDDs) now recommended for higher-risk premises such as HMOs.
• EV charge points and heat pumps adding load to consumer units that were never designed for them.
• Rising costs and patchy availability of qualified engineers in some regions, so booking early matters.

The Renters’ Rights Act twist: getting through the front door

Here’s the part that’s genuinely new. To carry out the inspection, you need access — and from 1 May 2026, Section 21 ‘no-fault’ evictions have been abolished under the Renters’ Rights Act. The blunt instrument some landlords once relied on to deal with a tenant who repeatedly refused entry is gone.

The good news is that the original 2020 regulations anticipated this: a landlord is not in breach if a tenant prevents access, provided they can show they took “all reasonable steps”, and the rules are explicit that you are not required to take legal action to force entry. The catch is evidential. If a tenant stonewalls you, the  burden is now firmly on you to document every attempt, letters, emails, texts, offered appointment dates, so you can prove reasonable steps to the council if  challenged. With no-fault possession off the table, that paper trail is your protection.

What to do now

1. Dig out your EICR and check the expiry date on every property — prioritise anything certified in 2020 or 2021.
2. Book renewals early, especially in areas where qualified engineers are stretched.
3. Budget for remedial work — coding standards have tightened, so a clean pass last time is no guarantee.
4. Keep your distribution trail: report to tenants within 28 days, to the council within 7 days of a request.
5. Log every access request in writing — your defence if a tenant refuses entry now that Section 21 has gone.

Five years ago this was a brand-new obligation that caught thousands of landlords on the hop. The difference now is that there’s no “first time” excuse left, and a lapsed certificate now sits alongside a much tougher enforcement and possession regime.

Over to you:

Have your renewal EICRs come back with new C2 codes that passed last time?

How are you handling tenants who won’t grant access now that Section 21 is gone?

Share your experience in the comments.

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Landlords given clarity on reforms as Renters’ Rights Act takes effect

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Property118

Landlords given clarity on reforms as Renters’ Rights Act takes effect

The government has given landlords further information on notice periods and rent paid in advance under the Renters’ Rights Act, which came into force on 1 May 2026.

In response to a written parliamentary question, Housing Minister Matthew Pennycook clarified how tenancies where rent is paid in advance are being treated under the new periodic tenancy system.

The news comes as industry experts warn the reforms could cause disruption in the student rental market.

Cannot be longer than one month

In a written question, Liberal Democrat MP Joshua Reynolds asked how the rental period of converted assured periodic tenancies would be determined for notice purposes where rent had been paid in advance in non-monthly instalments, and whether guidance would be issued on setting and revising payment dates.

In response, Housing Minister Matthew Pennycook confirmed tenancy and rent periods cannot exceed one month, with longer or irregular arrangements moving to monthly cycles.

He said: “From 1 May, under the Renters’ Rights Act, the tenancy and rent periods of an Assured Periodic Tenancy must be the same and cannot be longer than one month.

“Where a transferring periodic tenancy was mid-period on 1 May 2026, the tenancy will have transferred across to the new tenancy system, but the new period structure will not apply until the period in progress is completed.

“Once transitioned, the tenancy would retain the period length, as long as this was one month or below. If the period length was longer than one month (including irregular periods) the tenancy will automatically change to monthly periods once the period straddling the 1 May has completed.”

Tenants can end tenancy by providing two months’ notice

He added: “Tenants can end the tenancy by providing at least two months’ notice and aligning that notice to expire at the end of a period. If the landlord agrees in writing, or if there is a shorter notice period already included in an existing tenancy agreement, then the tenant can give less than two months’ notice.

“Under the act, tenancies with a fixed term that transitioned on 1 May 2026 will now have monthly tenancy periods.”

Mr Pennycook added more support was available on the government website to help landlords and tenants.

As previously reported by Property118, university students could quit tenancies early under the Renters’ Rights Act.

Many university students who study humanities have no lectures in the summer term, and that the period between April and June is used for revision, exams and submitting final essays.

If students hand in their notice in May, they could finish their contracts in July, rather than August or September.

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Government launches PRS data drive to track Renters’ Rights Act impact

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Property118

Government launches PRS data drive to track Renters’ Rights Act impact

The government has announced a new data collection strategy to monitor the private rented sector (PRS).

In a policy paper published by the government, ministers said the strategy is intended to assess how the Renters’ Rights Act will affect the PRS following the legislation coming into force.

The data will also monitor the PRS Database and the PRS Ombudsman.

How reforms are landing in practice

The government claims the core principles of the data will be underlined by understanding the problems renters face and evaluating the impact of legislative changes.

The paper explains: “To deliver the ambition of a fairer, safer and more secure PRS, it is important that the department is able to see clearly how the sector is functioning, how reforms are landing in practice, and how renters, landlords, agents and local authorities are experiencing change on the ground.

“Achieving this requires development in the quality, coherence and transparency of the data we collect, use and share.”

“Our vision is to establish an integrated PRS data system that enables robust, timely and granular insight.

“Where appropriate, the department will publish PRS data to support transparency and enable government, Parliament, researchers and other stakeholders to better understand how the market is operating and how reforms are shaping behaviours and outcomes.”

Identify pressures emerging in the tribunal system

The government have also announced it will introduce systems to monitor data on First-Tier Tribunal cases.

The government explains: “His Majesty’s Courts and Tribunals Service is ensuring that robust data about private rented sector cases in the First-tier Tribunal (Property Chamber), including applications to challenge a rent increase, can be collected and monitored.

“These data sources will enable the department to monitor how disputes, possession activity and rent challenges are changing over time, identify pressures emerging in the tribunal system, and assess whether reforms are improving access to justice and fairer outcomes in the private rented sector.”

The news comes after the government admitted it does not know how long the rent appeals system takes to process cases, raising concerns the Tribunal could be flooded with challenges now the Renters’ Rights Act has come into force.

Potential to provide useful information

The government add they will also use the PRS Database and the PRS Ombudsman to collect and monitor data.

The policy paper says: “We anticipate that we will begin collecting operational, administrative and management data through the PRS Database during Phase 2 of implementation of the Renters’ Rights Act.

“Over time, the database has the potential to provide a useful additional source of information on the private rented sector, including the size and distribution of PRS properties, patterns of ownership, selected property characteristics, and some aspects of compliance and enforcement, subject to the final scope of data collected and data quality considerations.

“In addition, linking property data from the PRS database using UPRNs could allow cross-referencing to other sources of property information such as the English Housing Survey to provide a more holistic picture of a property.”

The government adds: “The Ombudsman will provide a dedicated redress service for private rented sector tenants. They will publish annual reports to highlight emerging trends and issues across the sector.

“This will help embed lessons learned from real complaints, promote consistent standards, and set clear expectations for good practice across the sector.”

Findings of an evaluation of the act will be published in May 2028 and May 2031.

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Feeling the heat? How we turned a landlord nightmare into a cool £12k win — without having to evict tenants

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Property118

Feeling the heat? How we turned a landlord nightmare into a cool £12k win — without having to evict tenants

With the British Summer sizzling, it isn’t just the weather that has been making landlords sweat.

Thousands of landlords exiting the Private Rented Sector (PRS) are discovering the hard way the time, cost and effort of evicting tenants and running empty property to sell with vacant possession.

The landlord in this case study already knew he didn’t have the time or inclination to evict tenants and wait for a high street sale to complete. And with tenants keen to assert their needs first, he wanted a solution with minimum friction. 

He had already tried to sell to a cash-buying company that assured him his tenants wouldn’t need to know until after the sale and the experience had left him burnt.

They didn’t buy. They tried to sell. But, by trying to keep the sale secret, the only buyers they could market to were investors who, without competition from owner occupiers to drive up the prices, offered him less than 80% of vacant possession value.

While others keep tenants in the dark, we take a completely different, collaborative approach. We engaged with the tenants directly, brought them into the loop, and treated them with respect.

It isn’t always the easiest approach and can be confrontational if handled incorrectly but we are expert mediators, we understand the anxieties tenants face and know the value of having the option to sell with vacant possession should we need to.

In just 22 days, with two cash buyers competing against each other and owner occupiers, the bidding war that ensued pushed the sales price way beyond all expectations, on condition the sale completed with vacant possession.

Not only will our seller receive £12,000 more than he expected; with us managing the conveyancing and solving any problems that might arise, the seller can sit back and enjoy the sunshine while we do all the hard work, knowing:

• We will take full responsibility for arranging vacant possession
• The sale is secured by a non-refundable deposit from the moment an offer is accepted
• The money he receives will not be affected by any expense we incur to arrange vacant possession
• He will receive rent right up to completion date

You won’t get a higher price for the service, and any company promising you 100% market value is hiding a huge list of costs that are going to come during or after the sale. That’s not the case with us. It’s what makes us different.

We believe in complete transparency and take pride in going above and beyond, rain or shine, to deliver results that outshine expectations. 

Our sellers normally walk away with 85 – 90% of vacant value in return for a faster, more reliable sale than high street agents can offer. But if a property exceeds all expectations, like above, it could be more.

We solve every single problem, no matter what it is – no hassle, no stress and the entire sale managed for you including keeping or relocating tenants, EPCs and repairs.

 If you are feeling the heat and want to explore a positive, respectful, way out, avoiding tenant drama and long court delays get in touch with our team today.

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