BlackRock isn’t buying your street. The truth is actually far more disturbing.

admin    Uncategorized     agents

Property118

BlackRock isn’t buying your street. The truth is actually far more disturbing.

There’s a growing narrative that giant institutions like BlackRock are buying up Britain’s suburban housing stock and pushing ordinary renters out of the market, but the reality is more complicated, and arguably more worrying.

The large institutional funds are not the slightest bit interested in your average three-bedroom semi, ex-council flats, or the ageing Victorian terraces. They’ don’t seem to be too excited about building houses with gardens for young families either. What they want are modern, ‘cookie cutter’, purpose-built apartment blocks in major cities. The type of property that appeals to younger professionals without children and with incomes around the higher rate tax bracket.

If that’s the lifestyle you want for now and you’re able to afford to live in one of those properties, then you can expect concierge desks, resident gyms, co-working lounges, app-based maintenance reporting and professionally branded living environments.  Now all of that might sound wonderful if you are a young professional earning good money in a major city, because there is a growing supply of high-specification Build to Rent accommodation aimed directly at you.

That is the Build to Rent sector.

Meanwhile, government policy has systematically increased pressure on smaller landlords through income tax, higher SDLT surcharges, tougher EPC proposals, expanding compliance obligations, and the Renters Right Act, to name just a few!

Increasingly, and we see this every week through the work we do at Property118, rental properties that are not being sold are being diverted into emergency and temporary accommodation contracts operated through outsourcing providers such as Serco and similar organisations. That changes the nature of the rental market completely, because the landlord who owned three houses locally, knew the tenants personally, and answered the phone when the boiler failed, is gradually disappearing from many areas.

The result is that if you are a family on an ordinary income looking for a three-bedroom suburban house with a garden near decent schools, you have an increasingly worrying problem. There are still some landlords in the market, but pressure on their costs of compliance combined with a huge surge in demand is sending rents stratospheric. Some say that rent caps would fix that problem, but the reality is that it would simply reduce supply as more landlords choose to sell up while others decide that letting to the likes of Serco to house asylum seekers is the better option. The latter creates other problems such as racism, and that impacts Policing costs, and all the while our elected leaders act like the three wise monkeys.

Any thoughts?

The post BlackRock isn’t buying your street. The truth is actually far more disturbing. appeared first on Property118.

View Full Article: BlackRock isn’t buying your street. The truth is actually far more disturbing.

Miss one of these 7 documents and a court can block your possession claim

admin    Uncategorized     agents

Property118

Miss one of these 7 documents and a court can block your possession claim

Since 1 May 2026, Section 21 no longer exists. Every possession claim in England now runs through Section 8, and every Section 8 claim requires a specific legal ground. But here is the part that too few landlords have internalised: courts have the power to refuse possession if your compliance paperwork is not in order.

That changes the stakes. Compliance failures are no longer just fines. They are possession blockers. A missing gas certificate, an unprotected deposit, an expired EICR — any of these can delay or defeat your claim entirely, regardless of how strong your ground is.

This article sets out the seven documents every private landlord in England should have in place right now, what statute requires each one, and the penalty for getting it wrong.

This article applies to England only. Scotland, Wales, and Northern Ireland have separate legislation. This is for general information purposes only and does not constitute legal advice. Always seek independent legal advice for your specific situation.

1. Gas Safety Certificate (CP12)

The Gas Safety (Installation and Use) Regulations 1998 require landlords to have all gas appliances, fittings, and flues inspected every 12 months by a Gas Safe registered engineer. A copy of the certificate must be given to existing tenants within 28 days of the check and to new tenants before they move in.

The penalty for non-compliance is an unlimited fine on prosecution, and in serious cases, landlords have received custodial sentences. Beyond the criminal exposure, an invalid or missing gas safety record has historically been a barrier to serving a valid Section 21 notice, and under the new regime, it remains a factor courts can consider when assessing whether to grant possession.

Renewal: Every 12 months. No exceptions.

2. Electrical Installation Condition Report (EICR)

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to have the fixed electrical installations in their property inspected and tested by a qualified person at least every five years. The report must be provided to tenants within 28 days of the inspection and to new tenants before they move in.

If the report identifies a Code C1 (danger present) or Code C2 (potentially dangerous) issue, landlords are required to complete remedial work within 28 days, or sooner if the report specifies a shorter timeframe, and obtain written confirmation from the electrician.

Local authorities can impose civil penalties of up to £40,000 per breach.

Renewal: Every 5 years, or sooner if the report recommends it.

3. Energy Performance Certificate (EPC)

Under the Energy Performance of Buildings (England and Wales) Regulations 2012, landlords must have a valid EPC before marketing or letting a property. The current minimum standard under the Minimum Energy Efficiency Standards (MEES) is a rating of E. Properties rated F or G cannot lawfully be let without a registered exemption.

An EPC is valid for 10 years. It must be provided to tenants before they move in and included in any property listing.

Penalties for letting a non-compliant property can reach up to £5,000. It is worth noting that the government has proposed raising the minimum to EPC C in future, but this is not yet law.

Renewal: Every 10 years, or when re-letting if the existing certificate has expired.

4. Smoke and Carbon Monoxide Alarm Evidence

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022, require landlords to ensure that at least one smoke alarm is installed on every storey where there is a room used as living accommodation, and that a carbon monoxide alarm is installed in any room used as living accommodation that contains a fixed combustion appliance — excluding gas cookers.

Alarms must be checked and confirmed as working on the day a new tenancy begins. If a tenant reports that an alarm is not working, landlords are required to repair or replace it as soon as reasonably practicable.

Enforcement is handled by local authorities. If a landlord fails to comply with a remedial notice, the penalty is a fine of up to £5,000.

In my view, this is one of the easiest compliance items to get right and one of the least forgivable to get wrong. A dated photograph of working alarms on check-in day, signed off by the tenant, takes five minutes and creates a clear evidence trail.

Renewal: Check at the start of each tenancy. Repair or replace when reported as faulty.

5. Deposit Protection and Prescribed Information

Under sections 213 to 215 of the Housing Act 2004, landlords who take a tenancy deposit on an assured shorthold tenancy (now an assured periodic tenancy under the Renters’ Rights Act) must protect it in a government-approved scheme within 30 calendar days of receiving it. They must also serve the tenant with the prescribed information, a specific set of details about the deposit, the scheme, and the tenancy, within the same 30-day window.

These are two distinct obligations with the same deadline, and conflating them is a common error. Protecting the deposit but failing to serve the prescribed information still leaves you exposed.

If a landlord fails to comply, a court can order a penalty of between one and three times the deposit amount. Before the Renters’ Rights Act, non-compliance also blocked Section 21 notices. Under the new regime, it remains a compliance failure that courts and local authorities can act on.

Action: Protect within 30 days. Serve prescribed information within 30 days. Keep proof of both.

6. Right to Rent Records

The Immigration Act 2014 requires all private landlords in England to verify that every adult occupier has the legal right to rent in the UK before the tenancy starts. This applies regardless of nationality. Checks must be conducted no more than 28 days before the start of the tenancy, and records must be retained for at least 12 months after the tenancy ends.

Civil penalties for a first breach are up to £10,000 per occupier. For repeat breaches, fines can reach up to £20,000 per occupier. Knowingly renting to someone without the right to rent carries a criminal penalty of up to five years’ imprisonment and an unlimited fine.

Conducting the check properly provides landlords with a “statutory excuse” — a legal defence against penalties even if the tenant’s immigration status later changes.

Action: Check before the tenancy starts. Keep records for at least 12 months after it ends.

7. Written Statement or RRA Information Sheet

For tenancies created on or after 1 May 2026, the Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 require landlords to provide tenants with a written statement of key terms before the tenancy is entered into. This covers the landlord’s identity, rent, deposit arrangements, repair obligations, notice periods, and several other matters specified in the statutory instrument.

For existing tenancies entered into before 1 May 2026, where there is a written or partly written tenancy agreement, landlords must instead serve the government-published Renters’ Rights Act Information Sheet 2026 by 31 May 2026. This is a specific PDF document published on GOV.UK on 20 March 2026. It must be the official version — a landlord’s own summary or a link to the page is not sufficient.

Failure to provide the required information can result in a civil penalty of up to £7,000. If the breach continues for more than 28 days after a penalty is issued, it may be treated as a continuing offence, with further penalties of up to £40,000.

Action: For new tenancies, provide the written statement before the tenancy is signed. For existing tenancies, download and serve the official Information Sheet from GOV.UK by 31 May 2026. Keep proof of service.

What Happens When a Document Is Missing at the Wrong Moment

Under the old regime, a missing certificate was a technical hurdle you could often fix mid-process. The landscape has shifted.

With Section 8 as the sole route to possession, the court’s willingness to grant an order depends partly on whether the landlord has met their statutory obligations. Compliance failures give tenants grounds to challenge proceedings, and local authorities now have a duty to enforce landlord legislation in their area, including through civil penalty notices and Rent Repayment Orders of up to two years’ rent.

The financial exposure from a single compliance gap can be substantial. A missing EICR (up to £40,000), an unprotected deposit (up to three times the deposit amount), and a failure to serve the Information Sheet (up to £7,000, rising to £40,000 for continuing breaches) can stack up quickly, and that is before any impact on a possession claim.

The practical advice is straightforward: audit your documents now, set renewal reminders, and keep dated proof of everything you serve on tenants.

A partnership with Property118

I’m pleased to share that Property118 and LLCR have agreed a partnership for this community. >> Property118 reader signup

Code at checkout: PROPERTY118

Discount: 10% lifetime reduction on all Starter and Pro plans, monthly or annual. Stacks with founder pricing for the first year, and continues to apply on standard pricing.

The times are changing, but compliance doesn’t have to be the thing that catches you out. We hear how this community is feeling about the Act, and we built LLCR to take the operational weight off your shoulders. The Renters’ Rights Act is the start of a longer cycle, not the end of one. We’ll be here for every change that follows.

I’d be glad to hear from landlords who’ve already started updating their processes. What did you change first? And what’s still keeping you up at night?

About the Author

Tauhid Islam is a property law paralegal qualifying as a solicitor. He works on tenancy, possession, and compliance matters daily, and founded LLCR — Landlord Compliance Register to give self-managing landlords in England a single place to track every deadline, certificate, and document the law requires of them.

This article is for informational purposes only and does not constitute legal advice. Always seek independent legal advice for your specific situation.

The post Miss one of these 7 documents and a court can block your possession claim appeared first on Property118.

View Full Article: Miss one of these 7 documents and a court can block your possession claim

North-South house price divide widens as stock surges

admin    Uncategorized     agents

Property118

North-South house price divide widens as stock surges

Rising capital gains in northern regions are contrasting with house price corrections across southern areas as new property listing values reach a monthly average of £378,304.

Rightmove’s figures show this 1.2% increase in May outpaces the 1% 10-year seasonal average, despite a broader annual decline of 0.3% since May 2025.

House prices rose by 2.7% in the North East and 2.6% in the North West year on year, while prices fell by 2.4% in London and 1.6% in the South East.

This divergence comes as buyer choice hits its highest level for this time of year since 2015.

Dynamic housing activity

The platform’s property expert, Colleen Babcock, said: “What’s encouraging is how resilient activity has remained, even among first time buyers, despite the ongoing pressures of higher living costs and mortgage rates.

“The number of sales agreed in the first-time buyer sector is performing better than expected and is broadly tracking the wider market.

“Prices in the typical first-time-buyer sector are lower than a year ago, helping to support affordability.”

She added: “It’s a healthy dynamic that activity is continuing not because buyers are overstretching, but because prices are adjusting to levels that some would-be buyers can realistically afford.”

House prices reduced

Rightmove also warns that 32% of existing homes for sale have undergone a price reduction, and the time taken to find a buyer is lengthening for those who over-price.

Properties that require a reduction stay on the market for an average of 127 days, while those priced correctly from the start sell in 36 days.

Current sales agreed volumes are 4% below last year but have risen 2% compared to the same period in 2024.

For first-time buyers, sales are also down 4% on 2025 levels with average prices dipping 0.7% annually, which compares to a 0.3% fall for the wider national market.

Mortgage costs have seen a marginal reduction as the average two-year fixed rate has fallen to 5.18% from 5.42% last month.

Property sector reaction to Rightmove House price data

Adam French, the head of consumer finance at Moneyfactscompare.co.uk, said: “Higher mortgage rates are exposing big regional affordability imbalances.

“Based on current Moneyfacts average mortgage rates and the latest Rightmove house price data, for the same amount of borrowing a typical new mortgage in London is likely to cost around £348 more per month than before the Iran conflict spike in rates, compared to an increase of roughly £104 per month in the North East.”

“The growing gap between the north and south underscores how higher rates will put greater affordability pressure on borrowers in already stretched and more expensive housing markets, while relatively lower house prices in other regions can help absorb some of that shock – at least for now.”

Tom Bill, the head of UK residential research at Knight Frank, said: “The recent spike in borrowing costs will only have a gradual impact on demand, as more favourable mortgage offers that predate the Middle East conflict lapse over coming months.

“A Labour leadership contest this summer will add to the mood of uncertainty and keep downwards pressure on prices and, to a lesser extent, transaction numbers.

“Speculation over the content of this autumn’s Budget and the ideological stance of any new Chancellor could also keep a lid on activity, especially if bond markets are unsure about their policy agenda and borrowing costs stay high.”

Louise Apollonio, the sales and distribution director for retail mortgages at Shawbrook, said: “While month-on-month prices are up by 1.2%, the steady start to the year is fading as house prices react to waning buyer demand.

“Rising costs and global uncertainty could also be deterring buyers, who may be holding out until there’s more clarity.

“While demand is low, now is a good opportunity for buyers to seek better deals, particularly as affordability remains an issue.”

Jeremy Leaf, a north London estate agent and a former RICS residential chairman, said: “Uncertainty over indeterminate interest rate and inflation rises is prompting more protracted decision making and transactions, exacerbated by the significant amount of available property, especially flats.

“However, in our offices very few sales are falling through although buyers are negotiating and re-negotiating hard to ensure, as far as possible, that mortgage payments will be affordable today as well as tomorrow.

“Although the Rightmove survey always provides an interesting snapshot of market confidence, sellers’ asking prices are part of marketing so determine if genuine buyers are attracted in such price-sensitive times.”

The post North-South house price divide widens as stock surges appeared first on Property118.

View Full Article: North-South house price divide widens as stock surges

NEW Property118 readers poll: early responses reveal a familiar pattern

admin    Uncategorized     agents

Property118

NEW Property118 readers poll: early responses reveal a familiar pattern

Last month, we quietly introduced a short reader’s poll. It takes less than a minute to complete, and whilst responses are still at an early stage, the initial results are already pointing to something many experienced landlords will recognise in their own situation.

Before we get into that, you can access the poll here: https://www.property118.com/property118-monthy-reader-poll/

It genuinely takes seconds, and the more responses we receive, the more useful the insights become for the wider landlord community.

A small sample, but a clear direction

At the time of writing, the poll has not yet produced statistically significant data. However, what is interesting is that even at this early stage, the patterns are consistent because most respondents fall into one of two categories:

• long-established landlords with 10 to 30+ years of experience
• landlords who are no longer in active growth mode

That in itself is not surprising; Property118 has always attracted experienced operators rather than first-time investors. However, what is more revealing is what those same landlords are saying about their current position, because many are no longer moving forward, but not yet ready to exit.

When asked how they would describe their business today, one of the two equal top responses was “stuck in analysis paralysis”. Very few described themselves as actively buying or expanding.

That creates a tension point. Most have built a portfolio over many years, done the hard part and yet are now faced with a different challenge: What is the next move, and is doing nothing actually a decision in itself?

Uncertainty around concentration risk

A large proportion of respondents said they were not sure whether they are overexposed to property. That is a surprisingly honest answer because it suggests that many landlords instinctively feel something may be out of balance, but have not yet taken the time, or had the framework, to properly assess it. This is not about panic or forced diversification, it is about clarity. Without clarity, decisions tend to drift, and drift, over time, becomes risk.

Cashflow and lifestyle are no longer secondary concerns

When asked how important improving cashflow and quality of life is, the majority of respondents scored this at the very top of the scale. That is telling, because for many landlords, the early years were about acquisition and growth. Cashflow was often sacrificed in favour of long-term capital appreciation. However, at a certain stage, that logic begins to reverse. The question shifts from: “How do I build this?” to: “How do I make this work for me?”

The uncomfortable truth about legacy planning

This is where the most consistent responses appear.

A significant proportion of respondents acknowledged that:

• they may be leaving problems behind for their beneficiaries
• inheritance tax and succession are real concerns
• they are not entirely confident that their current structure is what their family would actually want to inherit

This is not about fear, it is about realism.

Portfolios that took decades to build can become surprisingly complex to unwind, particularly when:

• borrowing structures are unclear
• ownership is fragmented
• there is no defined strategy for succession or liquidity

Left unchecked, that burden does not disappear, it transfers.

Why this matters now

None of this is new. What is interesting is how consistently these themes appear, even in a relatively small sample. It suggests that many landlords are arriving at the same point:

• the growth phase is largely behind them
• the next phase is less obvious
• and the cost of getting it wrong feels higher than before

That is exactly the point where most people pause, and some stay paused for years.

Help us build a clearer picture

If you have not yet completed the poll, you can do so here: https://www.property118.com/property118-monthy-reader-poll/

It takes less than a minute, and the results will be used to produce a more detailed breakdown once we have a larger sample size.

If this feels familiar, you are not alone

If you recognised yourself in any of the points above, that is not unusual. Most landlords we speak to have already built something significant, but what they have not always done is step back and ask whether everything is still aligned with where they want to end up.

The post NEW Property118 readers poll: early responses reveal a familiar pattern appeared first on Property118.

View Full Article: NEW Property118 readers poll: early responses reveal a familiar pattern

Welsh landlords must update contracts by June 2026

admin    Uncategorized     agents

Property118

Welsh landlords must update contracts by June 2026

Welsh landlords have been urged to prepare ahead of a new law change under the Renters’ Rights Act or face financial consequences.

From 1 June 2026, it will become unlawful for landlords in Wales to discriminate against tenants who have children or receive benefits.

However, Propertymark has warned the new rules could create additional administrative pressure on landlords.

Landlords must not discriminate

Under the Renters’ Rights Act, Welsh landlords and letting agents must not discriminate against tenants because they have children or receive benefits.

Prospective tenants cannot be refused the opportunity to enquire about or view a property, access information about it, enter into an occupation contract, receive benefits during the occupation, or have a child live at or visit the dwelling.

Under the new rules, all landlords in Wales must update their standard occupation contract by 14 June 2026 or include the new fundamental terms in any new standard occupation contracts issued from 1 June 2026.

In Wales, standard occupation contracts replaced tenancy agreements in the private rented sector.

Tim Thomas, senior policy and campaigns officer at Propertymark, told Property118 that while the industry body welcomes the changes, it warns they could place additional pressure on landlords and letting agents.

He told Property118: “Due to changes associated with the Renters’ Rights Act, landlords and letting agents in Wales will be prohibited from ever discriminating against prospective tenants simply because they receive benefits or have children. Discrimination has no place in the rental sector, and professional agents are committed to supporting fair access to housing.

“However, these changes may create additional administrative pressures for landlords and agents, particularly given the requirement to update existing occupation contracts or issue statements of variation within relatively short timescales.

“Propertymark continue to work closely with the sector to ensure a smooth and timely transition heading towards 1 June 2026. For many agents who manage large portfolios of properties, ensuring all documentation is updated accurately and in full accordance with new expectation may prove a significant operational challenge.”

Pause further changes

Mr Thomas has urged the Welsh Government to pause further legislative changes for landlords and letting agents to allow time for the current reforms to take effect.

He said: “We have also heard concerns from agents regarding delays and functionality issues with some content management systems and management platforms, which are used by letting agents to administer tenancy documents, contracts, compliance records, and communications with landlords and tenants.

“We note that the new Welsh government is also considering further reforms to the private rented sector, including proposals very similar to provisions contained within the Renters’ Rights Act in England, such as ending so-called ‘no fault’ evictions and restricting rental bidding wars.

“Propertymark is calling for a pause on additional legislative changes to allow the current reforms to bed in properly. Where further changes are necessary, they ideally should be implemented together as part of a coordinated package of reforms, rather than introduced incrementally, to give landlords, agents, and tenants greater clarity and stability.”

Could face financial consequences

Rent Smart Wales, which requires landlords to register rental properties, has said landlords can either update the existing written statement of the occupation contract to include the new fundamental terms and provide this to the contract-holder, or issue a separate written statement setting out the new terms and explaining where they fit within the existing contract.

However, Rent Smart Wales has warned landlords they could face financial penalties or criminal proceedings if they fail to comply with the new rules by the deadline.

On its website, it says: “Whichever option a landlord decides upon, a written statement must be given to the contract-holder no later than 14 June 2026.

“As a landlord, you should familiarise yourself with the new requirements and take action to make sure you comply. If landlords don’t comply with the law, there may be financial consequences or criminal proceedings.”

The Welsh government has provided an example written notice of variation in its Renters’ Rights Act guidance, and written statements of occupation contracts issued by the Welsh government will be updated to include the new fundamental terms from 1 June 2026.

The post Welsh landlords must update contracts by June 2026 appeared first on Property118.

View Full Article: Welsh landlords must update contracts by June 2026

Call for ‘fair rents’ system as prices rise in a ‘national phenomenon’

admin    Uncategorized     agents

Property118

Call for ‘fair rents’ system as prices rise in a ‘national phenomenon’

Private landlords face renewed pressure over rent controls after research found private rents are rising by between 6% and 9% a year in every region of England.

The New Economics Foundation (NEF) says rent rises are now a ‘national phenomenon’, with the lowest income private tenants spending 48.5% of their income on rent.

Its report calls for an ’emergency brake’ on rent increases, limiting rises to the lower of inflation or 2%.

The think tank is also calling for a phased return to a national ‘fair rents’ system, based on the model used for much of the 20th century before being abolished in the 1980s.

Under that approach, landlords would receive what the report describes as a fair rent, while tenants would be protected from excessive charges.

Reviving fair rents system

The organisation’s senior researcher, Molly Harris, said: “No matter who you are, living in an affordable, secure home is the foundation of a good life.

“But private renters are often pushed into overpriced and substandard homes.”

She added: “The Renters’ Rights Act is a valuable step forward in making private renting safer and fairer – but it doesn’t address the UK’s problem of runaway rents.

“Reviving a proven system that was in place for over 70 years, but redesigned for the 21st century, would make life more affordable for private renters across the whole country.”

Every region saw rents rise

Before the pandemic, NEF says annual rent rises ranged from around 1% in the North East to more than 3% in the east of England.

Since then, every region has recorded annual growth of between 6% and 9%, with the three fastest-growing markets all in north-west towns.

The report links worsening affordability to decades of housing policy, including the removal of rent controls, the sale of social homes through right to buy and the growth of buy to let mortgages.

NEF also argues that high rents affect the wider economy by transferring income from renters, who are more likely to spend, to landlords, who are more likely to save or reinvest in assets.

It says this suppresses consumer demand and directs billions of pounds in housing benefit to private landlords.

The proposed emergency brake would apply within and between tenancies until a fair rents system is established.

Declare local rent pressures

NEF also says mayoral combined authorities should be given powers to declare local rent pressure and run fair rent pilots, with rent levels linked to local indices rather than uncapped market rents.

The report proposes a gradual roll-out in areas with the steepest rent rises, to avoid rent crashes or sharp increases in tenancy churn.

New-build homes would be exempt from the emergency brake and fair rents system for a period, before being phased in later.

NEF says its proposals draw on rent regulation systems in France, Germany, Ireland and Spain.

The report also points to polling by Ipsos MORI in 2024 which found 71% of the public supported capping annual rent rises at no more than the national inflation rate, while 8% opposed the policy.

A separate YouGov survey for Common Wealth found 75% support for rent controls linked to property quality and location.

The post Call for ‘fair rents’ system as prices rise in a ‘national phenomenon’ appeared first on Property118.

View Full Article: Call for ‘fair rents’ system as prices rise in a ‘national phenomenon’

Tenants could face homelessness without free legal advice – The Law Society

admin    Uncategorized     agents

Property118

Tenants could face homelessness without free legal advice – The Law Society

The Law Society has called for tenants to receive free legal advice and warned they could face homelessness.

The independent body claims 41% of the population in England and Wales do not have a housing legal aid provider in their area.

The Law Society says that with the Renters’ Rights Act now in force, tenants must have access to justice.

Must be free legal advice

Law Society of England and Wales president, Mark Evans, said: “All of us need a safe and stable home. If our government truly believes in acting for the common good, they must guarantee that all of us, no matter where we live or how much money we have, have what we need to access justice.

“The decision to end ‘no-fault’ evictions via the Renters’ Rights Act levels the playing field between tenants and landlords.

“However, for these rights to be real, there must be free legal advice for people where rogue landlords break the rules and do not comply with the new Act.”

Legal aid can make the difference between home and homelessness

Mr Evans adds: “Legal aid can make the difference between home and homelessness. Our research shows that despite growing demand for legal advice, the number of legal aid firms able to provide advice to families pushed from their homes has dwindled.

“Last year, the UK government pledged to increase the fees paid to housing legal aid firms. This was the first major rise since 1996, but it is still to be fully implemented.

“But this one-off investment will have limited long-term impact to reverse the effect of reduced funding by successive governments. Without a commitment to ensure the sustainability of these vital public services through regular investment, more local legal aid provision will be forced to shut down.”

The news comes as the government announced a £47 fee for tenants challenging a rent increase through the first-tier property tribunal.

As previously reported by Property118, under the Renters’ Rights Act, any rent increase upheld by the tribunal would take effect only from the date of its decision, rather than when the landlord first served notice. This means that even unsuccessful challenges could delay higher rent payments for months, leaving landlords in limbo.

The post Tenants could face homelessness without free legal advice – The Law Society appeared first on Property118.

View Full Article: Tenants could face homelessness without free legal advice – The Law Society

Landlords face immediate fines as councils shift enforcement approach

admin    Uncategorized     agents

Property118

Landlords face immediate fines as councils shift enforcement approach

A landlord expert has warned councils no longer need to warn landlords before they fine them.

Phil Turtle, director of Landlord Licensing & Defence, has warned that councils across the country are moving straight to formal enforcement.

Landlords could also face a financial penalty of up to £7,000 for minor breaches and £40,000 for the most serious offences.

Safety net has been removed

Under the Renters’ Rights Act, councils have stronger enforcement powers against landlords and the language councils are using is stark.

Mr Turtle explains: “Under the previous enforcement framework, some councils would typically issue a warning or advisory notice before escalating to formal action. That safety net has now been removed.

“Portsmouth City Council updated policy (typical of all councils now) states explicitly that ‘formal enforcement may now be taken more quickly, without a warning in some cases, especially where there are serious risks, clear legal breaches or repeat issues.’

“In plain terms: councils no longer need to warn you before they fine you.”

Brutal arithmetic of enforcement timeline

Under the act, landlords can face fines for breaching tenancy agreements, rent in advance and tenant discrimination.

Mr Turtle warns, multiple fines can be issued simultaneously where multiple breaches are identified, meaning a single inspection could result in combined penalties running into tens of thousands of pounds.

He explains: “What councils are not advertising is the brutal arithmetic of the enforcement timeline once a formal notice is issued.

“By the time a formal enforcement notice has been printed, processed, and delivered through the postal system, typically taking three to four days, and a landlord has actually opened and read it, the clock has often already been running for the better part of a week.

“The response window given to landlords is, in most cases, just 14 days from the date of the notice, meaning that in practice, landlords may find themselves with as few as six to seven working days to locate specialist legal support, brief a professional representative, gather evidence of compliance, and prepare a formal response.

“This is not a reasonable window for an uninformed landlord to navigate alone or to find and appoint a competent professional representative.”

Penalties can reach £40,000

Mr Turtle adds: “What we are seeing is a seismic shift in how councils are empowered, and now obligated, to enforce housing law.

“The Renters’ Rights Act has removed the last remnants of the traditional buffer of informal warnings.

“Councils are no longer being asked to educate first and enforce second. They are being told to enforce and enforce hard.

“The cruellest element of this new landscape is the timeline. A landlord receives a formal notice through the post. By the time they’ve actually read it, they may have less than a week of working days to act.

“That is simply not enough time for someone without specialist knowledge to mount an effective response, particularly when the penalties at stake can reach multiple £40,000s.”

Mr Turtle is now urging all landlords to take action by understanding their obligations and keeping meticulous records to show evidence of compliance.

Landlords can book a no-charge, no-commitment 10-minute diagnostic call with an expert from Landlord Licensing & Defence on HMO and selective licencing or other compliance matters by clicking here or by calling 0208 088 8393.

The post Landlords face immediate fines as councils shift enforcement approach appeared first on Property118.

View Full Article: Landlords face immediate fines as councils shift enforcement approach

Liverpool landlord releases £400K from two properties in just 14 weeks without evicting tenants

admin    Uncategorized     agents

Property118

Liverpool landlord releases £400K from two properties in just 14 weeks without evicting tenants

A Liverpool landlord has successfully released almost £400,000 from just two rental properties in under 14 weeks – without evicting a single tenant – after turning to Landlord Sales Agency for a faster, more reliable exit.

And that’s not all. After experiencing our process first-hand, the same landlord, like many more before him, returned to sell two more properties in March this year. Both sold in less than 14 days and are already nearing completion, with another £215,000 soon to be paid into his bank.

A complex block sale completed faster than most “simple” deals

The first property was far from straightforward.

A large building in L13 comprising six self-contained flats had been sublet to a company providing accommodation for young people with care needs. Each unit had its own private facilities, meaning multiple occupants, agencies and contractual layers needed to be considered.

The kind of complications that can prevent a sale from ever happening or derail it further down the line.

But by taking the lead and coordinating with all parties, we ensured access for marketing, clarity for buyers, and cooperation across the board. At the same time, we gathered detailed information about the tenancy structure and agreements, positioning the property as a fully operational, turnkey investment.

The result? A cash buyer secured in just 22 days.

More importantly, because the legal groundwork had already been handled upfront, the transaction progressed smoothly, completing in under 14 weeks from first contact to funds cleared.

That’s faster than many vacant possession sales.

Avoiding costly voids and mortgage pressure

The second property – a two-bedroom terrace in L20 – came with a different challenge.

The tenant had already given notice, leaving the landlord exposed to a potential void period while still servicing an outstanding mortgage. Rather than risk months without income, the landlord chose certainty.

We introduced a buyer willing to proceed without surveys or searches and agreed terms within 13 days of listing. Funds were transferred in under 13 weeks.

No delays. No uncertainty. No mounting costs.

A repeat client and even faster results

Impressed by the speed and reliability, the landlord returned just weeks later to sell additional properties.

A refurbished four-bedroom end terrace in L6 – previously used as an HMO – was listed and secured within seven days, with the buyer committing via a non-refundable deposit. This gave the seller complete confidence the deal would not fall through late in the process.

The fourth property, sold with a tenant in place on a long-term agreement, also found a buyer within 13 days, despite requiring modernisation – demonstrating the strength of demand when properties are correctly positioned to the right audience.

Selling with tenants in place is not a compromise option

Liverpool remains one of the UK’s strongest investment markets in 2026, driven by high rental demand, ongoing regeneration and yields that continue to attract both private landlords and institutional buyers.

But what’s changed is how landlords are choosing to exit.

Despite tenanted properties selling for 5 – 10% below market value, with eviction timelines stretching from 6 to 12 months, increasing compliance risks, and a growing number of failed sales across the open market, more landlords are prioritising speed, certainty and reduced exposure over chasing a marginally higher price with vacant possession.

Landlord Sales Agency’s approach brings together multiple buyer types, including investors and chain-free owner-occupiers, to create competition that drives prices higher than traditional investor-only sales.

And the savings sellers make by avoiding the costs of eviction and running empty property with mortgages to pay, is surprisingly similar to the amount they have left in the bank when everything is done and dusted.

Don’t take our word for it, work it out for yourself. Multiply your mortgage payments by, let’s say, 7 months as a conservative estimate of how long the property will be empty while you prepare it for sale, find a buyer and wait for completion. Then add in council costs, refurb costs, legal costs, utilities, insurances, etc., and you’ll understand how quickly running empty property can cause serious financial cash flow problems.

Why more landlords are choosing this route

Recent estimates suggest between 65,000 and 93,000 landlords exited the private rented sector in 2025 alone, with the trend continuing into 2026.

For many, the decision isn’t just about market timing; it’s about reducing risk around the Renters Rights Act.

From minor compliance oversights that can invalidate possession notices, to delays caused by missing documentation during conveyancing, landlords are increasingly aware that holding property – even during the sales process – can expose them to unnecessary costs and complications.

Thinking of selling?

Whether you own one property or a full portfolio, there is strong demand from buyers actively looking for tenanted investments right now.

The key is knowing how to present, structure and manage the sale so it actually completes.

If you’re considering selling – and want to avoid the delays, risks and costs that come with evictions – talk to us about selling with tenants in situ.

We typically sell tenanted properties for 85 – 90% of its vacant market value and we take our fees from that margin so sellers have no fees or commission to pay from the sale price.

We get the job done, and we do it faster and better than anyone else. It’s why we’re the trusted choice for companies such as Property 118, LandlordZONE and Hamilton Fraser.

So, if you have properties you want to sell and want to get straight to it, get in touch.

We’re here, and we’re ready to get started.

/* “function”==typeof InitializeEditor,callIfLoaded:function(o){return!(!gform.domLoaded||!gform.scriptsLoaded||!gform.themeScriptsLoaded&&!gform.isFormEditor()||(gform.isFormEditor()&&console.warn(“The use of gform.initializeOnLoaded() is deprecated in the form editor context and will be removed in Gravity Forms 3.1.”),o(),0))},initializeOnLoaded:function(o){gform.callIfLoaded(o)||(document.addEventListener(“gform_main_scripts_loaded”,()=>{gform.scriptsLoaded=!0,gform.callIfLoaded(o)}),document.addEventListener(“gform/theme/scripts_loaded”,()=>{gform.themeScriptsLoaded=!0,gform.callIfLoaded(o)}),window.addEventListener(“DOMContentLoaded”,()=>{gform.domLoaded=!0,gform.callIfLoaded(o)}))},hooks:{action:{},filter:{}},addAction:function(o,r,e,t){gform.addHook(“action”,o,r,e,t)},addFilter:function(o,r,e,t){gform.addHook(“filter”,o,r,e,t)},doAction:function(o){gform.doHook(“action”,o,arguments)},applyFilters:function(o){return gform.doHook(“filter”,o,arguments)},removeAction:function(o,r){gform.removeHook(“action”,o,r)},removeFilter:function(o,r,e){gform.removeHook(“filter”,o,r,e)},addHook:function(o,r,e,t,n){null==gform.hooks[o][r]&&(gform.hooks[o][r]=[]);var d=gform.hooks[o][r];null==n&&(n=r+”_”+d.length),gform.hooks[o][r].push({tag:n,callable:e,priority:t=null==t?10:t})},doHook:function(r,o,e){var t;if(e=Array.prototype.slice.call(e,1),null!=gform.hooks[r][o]&&((o=gform.hooks[r][o]).sort(function(o,r){return o.priority-r.priority}),o.forEach(function(o){“function”!=typeof(t=o.callable)&&(t=window[t]),”action”==r?t.apply(null,e):e[0]=t.apply(null,e)})),”filter”==r)return e[0]},removeHook:function(o,r,t,n){var e;null!=gform.hooks[o][r]&&(e=(e=gform.hooks[o][r]).filter(function(o,r,e){return!!(null!=n&&n!=o.tag||null!=t&&t!=o.priority)}),gform.hooks[o][r]=e)}});
/* ]]> */

/* = 0;if(!is_postback){return;}var form_content = jQuery(this).contents().find(‘#gform_wrapper_515′);var is_confirmation = jQuery(this).contents().find(‘#gform_confirmation_wrapper_515′).length > 0;var is_redirect = contents.indexOf(‘gformRedirect(){‘) >= 0;var is_form = form_content.length > 0 && ! is_redirect && ! is_confirmation;var mt = parseInt(jQuery(‘html’).css(‘margin-top’), 10) + parseInt(jQuery(‘body’).css(‘margin-top’), 10) + 100;if(is_form){jQuery(‘#gform_wrapper_515′).html(form_content.html());if(form_content.hasClass(‘gform_validation_error’)){jQuery(‘#gform_wrapper_515′).addClass(‘gform_validation_error’);} else {jQuery(‘#gform_wrapper_515′).removeClass(‘gform_validation_error’);}setTimeout( function() { /* delay the scroll by 50 milliseconds to fix a bug in chrome */ }, 50 );if(window[‘gformInitDatepicker’]) {gformInitDatepicker();}if(window[‘gformInitPriceFields’]) {gformInitPriceFields();}var current_page = jQuery(‘#gform_source_page_number_515′).val();gformInitSpinner( 515, ‘https://www.property118.com/wp-content/plugins/gravityforms/images/spinner.svg’, true );jQuery(document).trigger(‘gform_page_loaded’, [515, current_page]);window[‘gf_submitting_515′] = false;}else if(!is_redirect){var confirmation_content = jQuery(this).contents().find(‘.GF_AJAX_POSTBACK’).html();if(!confirmation_content){confirmation_content = contents;}jQuery(‘#gform_wrapper_515′).replaceWith(confirmation_content);jQuery(document).trigger(‘gform_confirmation_loaded’, [515]);window[‘gf_submitting_515′] = false;wp.a11y.speak(jQuery(‘#gform_confirmation_message_515′).text());}else{jQuery(‘#gform_515′).append(contents);if(window[‘gformRedirect’]) {gformRedirect();}}jQuery(document).trigger(“gform_pre_post_render”, [{ formId: “515”, currentPage: “current_page”, abort: function() { this.preventDefault(); } }]); if (event && event.defaultPrevented) { return; } const gformWrapperDiv = document.getElementById( “gform_wrapper_515″ ); if ( gformWrapperDiv ) { const visibilitySpan = document.createElement( “span” ); visibilitySpan.id = “gform_visibility_test_515″; gformWrapperDiv.insertAdjacentElement( “afterend”, visibilitySpan ); } const visibilityTestDiv = document.getElementById( “gform_visibility_test_515″ ); let postRenderFired = false; function triggerPostRender() { if ( postRenderFired ) { return; } postRenderFired = true; gform.core.triggerPostRenderEvents( 515, current_page ); if ( visibilityTestDiv ) { visibilityTestDiv.parentNode.removeChild( visibilityTestDiv ); } } function debounce( func, wait, immediate ) { var timeout; return function() { var context = this, args = arguments; var later = function() { timeout = null; if ( !immediate ) func.apply( context, args ); }; var callNow = immediate && !timeout; clearTimeout( timeout ); timeout = setTimeout( later, wait ); if ( callNow ) func.apply( context, args ); }; } const debouncedTriggerPostRender = debounce( function() { triggerPostRender(); }, 200 ); if ( visibilityTestDiv && visibilityTestDiv.offsetParent === null ) { const observer = new MutationObserver( ( mutations ) => { mutations.forEach( ( mutation ) => { if ( mutation.type === ‘attributes’ && visibilityTestDiv.offsetParent !== null ) { debouncedTriggerPostRender(); observer.disconnect(); } }); }); observer.observe( document.body, { attributes: true, childList: false, subtree: true, attributeFilter: [ ‘style’, ‘class’ ], }); } else { triggerPostRender(); } } );} );
/* ]]> */

The post Liverpool landlord releases £400K from two properties in just 14 weeks without evicting tenants appeared first on Property118.

View Full Article: Liverpool landlord releases £400K from two properties in just 14 weeks without evicting tenants

Renters unaware of Renters’ Rights Act protections

admin    Uncategorized     agents

Property118

Renters unaware of Renters’ Rights Act protections

While it’s been headline news since 1 May, it appears that one in three tenants still don’t know anything about how the Renters’ Rights Act impacts them.

Research from Propoly found that 36% of tenants have little or no knowledge of the Act, despite the legislation bringing major changes to tenant protections and landlord responsibilities.

The survey of 1,050 tenants found that just 25% described themselves as ‘very familiar’ with the Act, while more than a third said they were either aware of it by name only or had no awareness of it at all.

Significant for the PRS

The tenancy platform’s chief executive, Sim Sekhon, said: “The Renters’ Rights Act represents a significant moment for the lettings sector, and its success will largely depend on how well tenants understand and engage with it.

“If tenants aren’t aware of their rights, they are far less likely to raise issues with their letting agents or landlords, or to challenge situations where those rights may not be upheld.”

He added: “In many ways, awareness is the mechanism that turns policy into real, lived improvement.

“The good news is that tenants are very much in favour of the Act, and excited to enjoy greater security and protections in their home, so when agents and landlords do communicate the changes to them, it is almost universally well received.”

Contacted their landlord

The findings also point to limited engagement between tenants and those managing their homes.

Some 88% said they had not contacted their landlord or letting agent for guidance on how the Act could affect their tenancy and rights.

The same proportion had not sought information from solicitors, online resources, tenant advocacy groups or other sources.

Among tenants who had taken steps to understand the reforms, 26% said they had raised questions about changes to tenancy structures, including the abolition of Assured Shorthold Tenancies.

Tenant worries revealed

Questions about revised rent increase rules were highlighted by 21%, while the same proportion asked about stronger legal obligations for property standards, including damp and mould.

Pet ownership rights were another issue, with 18% of tenants who had sought advice saying they wanted to understand how the Act would affect them.

The research found that 60% of tenants felt confident in their understanding of how the Act would affect their tenancy, leaving 40% who did not.

While 44% of tenants said they had no concerns about the changes, 23% expressed worries or confusion about rent increases.

A further 17% were concerned that the new regulatory landscape could lead to more frequent, intrusive or stringent property inspections and increased oversight during their tenancy.

The research also raised tenant concerns about whether landlords could seek to force evictions over minor breaches once the new rules are in place.

The post Renters unaware of Renters’ Rights Act protections appeared first on Property118.

View Full Article: Renters unaware of Renters’ Rights Act protections