Why some landlords are selling before the next repair bill arrives

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Property118

Why some landlords are selling before the next repair bill arrives

Landlords rarely decide to sell because of one dramatic event, they decide after years of smaller ones. For example, they may have dealt with all of the following over several years of ownership.

• The boiler that fails just before winter.
• The roof leak that appears after heavy rain.
• The tenant issue that becomes a weekly distraction.
• The appliance replacement that arrives at the wrong time.
• The contractor who promises Monday and appears Thursday.

The slow accumulation of friction

Owning rental property can be rewarding, but it can also create a gradual build-up of mental drag, especially for landlords who have owned for many years. It is rarely a single event that changes how an owner feels, it is the interruptions. The sense that another job is always around the corner and the feeling that weekends and holidays are never entirely your own.

It is not always about wanting out

Many sellers are not abandoning property altogether, they may simply be choosing to dispose of one higher-maintenance asset, reduce management workload, release capital from weaker stock, keep easier, better-performing properties and/or simplify life without full exit.

David Coughlin, director of Landlord Sales Agency, explains: “Most landlords we speak to are not panicking or fire-selling, they’re simply tired of the friction that builds up over years of ownership.

“We currently have a landlord who originally purchased five properties through us in the North West back in 2006–07 and has now come back looking to simplify her portfolio. All the properties are tenanted and not in great condition, so the best solution is likely selling ‘as-is’ to avoid voids and major refurbishment costs.

“One of the tenants is already interested in buying, and even if we don’t sell every property, selectively disposing of a few higher-maintenance or underperforming assets can significantly improve cashflow and reduce stress across the wider portfolio.”

The hidden cost of “just one more year”

We often hear: “I’ll hold it one more year.”, and sometimes that works well, but sometimes that extra year brings another repair cycle, another difficult tenancy issue, another insurance increase, another period of avoidable stress and another delay to wider plans. Time has value too.

Why certain properties can still sell well

In selected markets, properties with mainstream appeal, sensible condition and realistic pricing can still attract strong interest. That is particularly true where both landlords and owner-occupiers may compete. The key is understanding which assets are likely to perform best in today’s market.

A conversation worth having?

If you are already wondering whether the next repair bill may be the moment you finally act, it may be worth reviewing options before that bill arrives.

Sometimes the right answer is to hold.

Sometimes it is to improve the property.

Sometimes it is to sell one tiring asset and keep the stronger remainder.

These discussions are often most useful for established landlords who want fewer interruptions, more control and decisions made on their terms rather than a leaking roof’s.

FREE 30-MINUTE CHAT VIA ZOOM

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Concerns raised over £500 landlord tribunal fees and court delays

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Property118

Concerns raised over £500 landlord tribunal fees and court delays

An industry body has warned that hefty tribunal fees must not detract from wider court reform as the Renters’ Rights Act comes into force.

Propertymark has told letting agents and landlords about a new tiered fee framework for the Property Chamber of the First-tier Tribunal, introduced under the Renters’ Rights Act which will see landlords being thumped with a £500 bill to contest a council fine.

The warning comes as the government claims its reforms will reduce possession cases reaching the courts.

Renters’ Rights Act significantly expands the role of the Tribunal

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

However, a £200 application fee and £300 hearing fee will apply for landlords appealing new financial penalties that local authorities can impose under the Renters’ Rights Act. New rent repayment order routes introduced by the act will also fall under the existing fee structure, with a £114 application fee and a £227 hearing fee.

Propertymark writes on its website that letting agents need to be aware of the changes.

The industry body said: “The Renters’ Rights Act significantly expands the role of the tribunal in the private rented sector. Tenants will be able to challenge proposed rent increases, challenge the validity of rent increase notices, and, within the first six months of a tenancy, ask the tribunal to terminate a tenancy if they believe the starting rent is above the open market rent.

“For letting agents, this means rent-setting evidence, market comparables, tenancy records and notice processes will become even more important. Agents should ensure landlords understand that rent increases may face closer scrutiny and that clear, well-documented reasoning will help reduce disputes.”

Functioning justice systems underpins the whole PRS

Propertymark is also calling on the government to address court delays, as under the Renters’ Rights Act, landlords will rely on Section 8 grounds following the abolition of Section 21.

According to the industry body, the average time from claim to repossession has risen to more than 68 weeks, compared with just over 20 weeks in 2019.

The industry body said: “A functioning justice system underpins the whole private rented sector. If landlords cannot regain possession when they have a legitimate reason to do so, confidence in the sector falls.

“That risk is especially acute at a time when demand for rented homes remains high, and supply is under pressure.”

The government claims the Renters’ Rights Act will reduce court demand, arguing that cases with clear, well-evidenced grounds will proceed more efficiently and overall caseloads should fall.

However, industry experts have warned that time will tell whether the courts can cope with any influx of cases.

Ben Beadle, chief executive of the National Residential Landlords Association, said on the NRLA website: “The housing minister, Matthew Pennycook, has stressed more than once that landlords will still be able to regain their properties quickly when necessary and that the courts can cope. Time will tell.

“In the meantime, it is essential we and the government actively monitor implementation and consider litigation and the impact of case law as parts of the Act are tested in court.”

As previously reported by Property118, in a letter to the Justice Select Committee, the NRLA warned that the government has not provided clarity on how the courts will be prepared for the digital possession process.

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Think tank urges government to introduce rent controls

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Property118

Think tank urges government to introduce rent controls

A left-wing think tank has called on the government to introduce rent controls to tackle “unaffordable housing costs”.

The Institute for Public Policy Research (IPPR) warns more than 2.5 million renters could end up living in unaffordable housing without government intervention.

The call comes as the National Residential Landlords Association (NRLA) has urged the next Welsh government not to introduce rent controls.

Current system leaves renters exposed

The think tank claims the government should stabilise rent increases through a “double lock” system, limiting annual rent rises to whichever is lower than inflation or wage growth.

According to the think tank, if the system had been introduced in 2020, rents would be around 7% lower by the end of the decade, saving the average renter about £850 a year in England and more than £1,700 in London.

It also estimates the policy would reduce the number of households facing unaffordable rents by 140,000 compared with no intervention.

Dr Maya Singer Hobbs, senior research fellow at IPPR, explains: “Millions of renters are being pushed to the brink by a housing market that simply isn’t working for them. This is no longer a marginal issue affecting a small group, it is a mainstream cost-of-living crisis hitting working households across the country.

“Without action, things will get worse. The current system leaves renters exposed to global shocks and rising costs they have no power to control.

“The government has taken important steps to strengthen renters’ rights, but it now needs to go further. A fair system of rent caps would rebalance the market, protect households from sharp increases, and ensure that rents grow in line with what people can actually afford.”

Slam the brakes on soaring rents

Generation Rent has also called for rent controls, claiming more than four months of renters’ income in a year now goes directly to their landlord.

Pointing to data from the Office for National Statistics (ONS), private renters in England spend 36% of their gross income on rent.

Ben Twomey, chief executive of Generation Rent, said: “It’s not right that over four months of our income every year is being swallowed up by landlords. While it was encouraging to see the government recognise this through its recent consideration of a rent freeze, we need to see longer-term action.

“Renters in some of our biggest cities are facing the most back-breaking costs. The government must urgently give metro mayors the power to slam the brakes on soaring rents through limiting rent increases.”

Drive landlords out of the market

However, industry experts and politicians have warned that introducing rent controls will do more harm than good.

Sir James Cleverly, the shadow housing secretary, told The Telegraph: “Rent controls would be completely disastrous for tenants. Cap what landlords can charge and you shrink supply, push rents for new tenants higher and drive landlords out of the market altogether.”

“Labour’s red tape and higher taxes have already forced up rents and reduced choice for renters.”

Paul Shamplina, founder of Landlord Action, told The Telegraph: “We understand affordability issues, but rent controls simply do not work. Landlord panic has been at its height under the Renters’ Rights Act, that was the straw that broke the camel’s back, and good landlords are leaving the sector.”

Rent controls would be a disaster

The news comes as Plaid Cymru pledged to “better protect renters” as they emerged as the largest single party in the Senedd in the Welsh elections, although without majority control.

However, the NRLA have warned the next Welsh government introducing rent controls in Wales will disincentivise investment in the private rented sector.

Chief executive of the NRLA, Ben Beadle, said: “Rent controls would be a disaster for renters and the Welsh private rented sector. These measures will reduce the supply of private rented accommodation at a time when Wales is suffering from an unprecedented supply crisis.

“Wherever rent controls have been introduced, they have failed and, in this case, would not address the root causes of high rents, the spiralling costs investors face, which are passed on to tenants through increased rents.

“Whatever the outcome of coalition negotiations, we look forward to working with ministers in the next government to ensure Welsh landlords’ concerns are taken into account.”

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Why financially secure landlords are choosing to reduce their portfolios

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Property118

Why financially secure landlords are choosing to reduce their portfolios

Security was always meant to be the end goal. For many landlords, that meant building a portfolio large enough, and stable enough, to provide long-term income and financial independence. Over time, that goal has been achieved. Debt has been reduced, equity has accumulated and risk has been managed. What follows is not always what people expect.

Instead of accelerating, many landlords begin to slow down. The assumption might be that financial strength naturally leads to further expansion. In practice, it often leads to reassessment. Once the original objective has been met, the question becomes less about what else can be built and more about what should be kept. That shift is subtle, but it changes behaviour. Growth requires effort, attention and complexity. Maintaining a larger portfolio brings with it more moving parts, more decisions and more exposure to factors outside of your control. At a certain point, the trade-off no longer feels worthwhile.

This is where simplification begins to take priority. Rather than adding more properties, landlords begin to refine what they already have. That might mean selling selectively, reducing exposure or restructuring how the portfolio is held. The focus moves towards clarity and control.

Evidence of this can be seen in the Property118 Landlord Sentiment Survey Q1 2026, where a significant proportion of landlords report low levels of borrowing, yet a majority still intend to reduce their portfolios.

This is not behaviour driven by necessity, it is driven by choice. When financial pressure is removed, decisions become more intentional. Landlords are no longer reacting to the market. They are deciding how much of it they want to remain exposed to. That creates a different kind of signal. It suggests that the sector is not simply responding to external conditions, but evolving internally as landlords reach a stage where preservation, simplicity and long-term alignment become more important than continued growth.

For now, one conclusion stands out: financial security is not leading landlords to expand further, it is giving them the freedom to step back.

For many landlords, the question is not whether the market is changing, but what that change means for their own position.

If you are holding a portfolio with relatively low borrowing, or are beginning to reassess how your assets are structured, this is often the point where a more joined-up view becomes useful.

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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Buy to let mortgage costs climb 64% in 10 years

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Property118

Buy to let mortgage costs climb 64% in 10 years

Buy to let landlords are paying up to £5,839 more over a two-year mortgage term than they were a decade ago, research suggests.

And, tucked behind the headline figure, the sharper squeeze is being felt by those on interest-only loans, where monthly costs have climbed by nearly two-thirds.

The analysis by Benham and Reeves found that the average monthly cost of a full repayment BTL mortgage has risen from £695 to £1,031 over the past 10 years.

That is an increase of 48.4%, or £336 a month, based on the average house price, a 25% deposit and a 25-year mortgage term.

RRA impact

The firm’s director, Marc von Grundherr, said: “The buy to let sector has faced a relentless stream of challenges over the last decade and landlords are now contending with substantially higher mortgage costs at the same time as sweeping legislative reform via the Renters’ Rights Act.

“While house prices have increased considerably over the last 10 years, higher borrowing costs have further intensified the financial burden facing landlords and this has been particularly notable for those utilising interest-only mortgages, which have traditionally formed a large part of the buy-to-let market.”

He added: “Many landlords have already absorbed significant increases in operational costs in recent years, from taxation changes and licensing requirements through to energy efficiency regulations and wider compliance obligations.

“Despite this, the sector continues to demonstrate resilience because rental demand remains extremely strong and, in many parts of the country, vastly outweighs the level of available stock.”

House prices rise

The lettings and estate agent say the average house price has risen from £191,298 to £267,957 over the same period, a 40.1% increase.

As a result, the typical landlord now needs a buy to let mortgage of £200,968 after putting down a 25% deposit of £66,989.

A decade ago, the comparable loan requirement was £143,474.

Borrowing rates have also moved higher, with the average buy to let mortgage rate rising from 3.19% to 3.73%.

Monthly BTL interest-only

The increase has been steeper for landlords using interest-only mortgages, which have long been used in the sector because they keep monthly costs lower.

The average monthly interest-only payment has risen from £381 to £625.

That is a 63.8% jump, adding £243 a month to the cost of borrowing.

Over a standard two-year fixed mortgage term, the firm estimates that landlords are now paying £5,839 more in mortgage costs than they would have done 10 years ago.

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

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Landlords face RRA tribunal delay chaos

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Property118

Landlords face RRA tribunal delay chaos

England’s tribunal and court system is already struggling with case delays as the Renters’ Rights Act adds fresh pressure to rent appeals and possession cases.

The warning comes from Real Estate:UK which submitted Freedom of Information requests to the five Tribunal Property Chambers.

It asked for the number of tenant rent appeal cases over the past three full years, and the average time taken to consider, process and rule on them.

Four chambers responded, with three providing substantive data and one confirming it did not hold the information requested.

To underline the issue, Ministry of Justice data shows the average time between a court accepting a private landlord possession claim and repossession under the grounds-based route has risen by three weeks over the past year to 27.4 weeks.

PRS attraction hit

The organisation represents more than 500 members and its assistant director, Kate Butler, said: “With the Renters’ Rights Act and s21 abolition now in effect, and given serious concerns as to the stability of the market, many would expect that the government would have, and be able to share, a basic understanding of the impacts of the Act on the judicial system and its detailed plans to mitigate these.

“Yet here we have new evidence which clearly demonstrates a clear and deeply concerning lack of consistent collection of rent appeal data within the Tribunal process, and evidence that 80% of current recorded appeals take over 10 weeks to decide.”

She added: “Expanding the use of the s13 process to all tenancies will dramatically increase the number of appeals the Tribunal hears, and there is no evidence to suggest that it will be able to effectively deal with this, or that the government will be able to undertake its commitment to measure ‘overwhelm’.

“This not only undermines the attractiveness of the PRS for new investors, but it will negatively impact existing landlords and incentivise their exit.”

More than 10 weeks

Across the three tribunals that supplied figures, 2,944 rent appeal cases were recorded over the period.

However, only one chamber confirmed that it held data on how long those appeals took to conclude.

That chamber said just 21% of appeals were decided within 10 weeks before the Renters’ Rights Act came into force.

The findings raise questions over how ministers will measure whether the tribunal system has become ‘overwhelmed’.

The organisation is also questioning how the government’s commitment to allow the backdating of rent in unsuccessful appeals occur where serious delays are evident.

Government has no data

Ministers have also confirmed through written Parliamentary Questions that the government does not hold centralised data on appeal volumes or processing times.

Real Estate:UK says that leaves no reliable baseline for measuring additional pressure as the Act expands use of the Section 13 process for challenging rent increases.

The government has also committed to carrying out a viability assessment of an alternative or filtering body to make initial rent determinations before cases reach the tribunal.

However, no timetable or operating detail has yet been confirmed.

The firm says the government has also not published its Justice Impact Test, which assesses the effect of the Act on the tribunal process, and is resisting its release.

The organisation also points to continuing delays in possession cases, despite ministers having pledged ‘court readiness’ alongside the Act’s implementation.

The government has announced £50 million of funding linked to court readiness, but Real Estate:UK says ministers have not provided specific metrics, timelines or a definition of what readiness means.

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Landlord resilience grows despite legislative pressure

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Property118

Landlord resilience grows despite legislative pressure

Despite ongoing pressure in the private rented sector, landlords remain resilient, with new data showing most are still making a profit.

Research by lender Foundation reveals that 84% of landlords report their lettings activity is profitable, with average rental yields edging up to 6.5%.

The figures come after the Renters’ Rights Act came into force on 1 May 2026.

PRS continues to prove its resilience

According to the data, confidence levels are also showing tentative signs of recovery. The National Residential Landlords Association (NRLA) says its landlord confidence measure rose across all regions in Q1, while the proportion of landlords planning to remain in the sector increased to 63%, up from 58% in Q4 2025.

Following the government’s announcement that all private rented properties must meet EPC C targets by 2030, 62% of landlords with lower-rated properties say they plan to carry out improvement works to meet the new requirements.

Nearly four in 10 landlords with borrowing (39%) are planning to remortgage in the next year, while the average portfolio size has increased to 7.3 properties.

Grant Hendry, director of sales at Foundation, says many landlords are adapting to changes in the private rented sector.

He said: “The latest data shows a landlord community and wider private rental sector that continues to prove its resilience. While landlords are clearly facing a range of challenges, from rising costs to regulatory change, the fundamentals remain strong. Profitability is holding up, yields are stable, and we’re seeing early signs that confidence is beginning to return.

“What is particularly notable is the way in which landlords are adapting. Portfolio sizes are increasing, more investors are taking a structured, long-term approach, and there is clear evidence of landlords planning ahead, whether that is through refinancing activity or preparing for future EPC requirements.

“At the same time, we shouldn’t ignore the pressures that remain. Softer tenant demand and rising voids show this is a more balanced market than in recent years, and some landlords will continue to reassess their position. However, the overall picture is one of a sector that is evolving rather than retreating.”

Landlords leaving the market

However, the lender also reveals that some landlords are choosing to exit the market, with 42% said they plan to sell at least one rental property in the next year.

The data also reveals round 61% of landlords expect to increase rents over the next 12 months, with an average projected rise of 5.7%.

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The UK rental market is being reshaped by landlords who no longer need to grow

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Property118

The UK rental market is being reshaped by landlords who no longer need to grow

There was a time when growth was the natural direction of travel for landlords. Acquiring more properties, refinancing to release equity and steadily expanding a portfolio was not just common, it was expected. Progress was measured in scale, but that is no longer the case.

A growing number of landlords now find themselves in a very different position. Their portfolios are established, borrowing levels are low and the original objective of building wealth has largely been achieved. At that point, the motivation changes, growth is no longer essential, it becomes optional, and when something becomes optional, it is often reconsidered.

This is where the current shift begins. Instead of asking how to expand, many landlords are now asking whether expansion still serves a purpose. The focus moves towards stability, control and how the portfolio supports the next stage of life, rather than the previous one.

That shift in mindset is subtle, but powerful. It means that even those best placed to grow are choosing not to. The decision is not constrained by finance, but guided by preference.

Evidence of this can be seen in the Property118 Landlord Sentiment Survey Q1 2026, where a majority of landlords operate with relatively low leverage, yet only a small proportion intend to expand their portfolios.

This creates a very different kind of market dynamic. When landlords who have both the capacity and the experience to grow decide not to, the underlying momentum of the sector begins to shift. Expansion slows, activity becomes more selective and the emphasis moves towards consolidation. It is not that opportunity has disappeared, it is that the need to pursue it has.

For now, one conclusion stands out: the rental market is increasingly shaped by landlords who could grow further, but have decided they no longer need to.

For many landlords, the question is not whether the market is changing, but what that change means for their own position.

If you are holding a portfolio with relatively low borrowing, or are beginning to reassess how your assets are structured, this is often the point where a more joined-up view becomes useful.

An invitation for established landlords

If you find the Property118 articles helpful and are curious about how those ideas apply to your own portfolio, you are welcome to take the conversation a step further.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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From there we can arrange a free introductory discussion to explore how your portfolio works as a whole and what that might mean for the years ahead.

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Government sets out reforms to Right to Buy

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Property118

Government sets out reforms to Right to Buy

The government has announced new reforms to Right to Buy as part of efforts to overhaul and support councils.

The flagship policy, introduced by Prime Minister Margaret Thatcher in the 1980s, was designed to give council tenants in England and Wales the right to purchase their homes from local authorities.

However, the scheme has proven controversial, and following the completion of a Labour government consultation, ministers are now considering changes aimed at making Right to Buy “fairer and more sustainable.”

Minimum eligibility period would increase

Under the new reforms, the minimum eligibility period would increase from three to ten years before tenants can apply to buy their home.

Discount rules would also be amended, with discounts starting at 5% of the property value and increasing by 1% each year up to a maximum of 15% of the property value or the cash cap, whichever is lower.

A 35-year exemption would also apply to new builds, meaning newly built social homes could not be sold under Right to Buy for 35 years after completion.

Change is needed

Gavin Smart, chief executive officer, Chartered Institute of Housing (CIH), said: “CIH welcomes the government’s continued focus on reforming Right to Buy and the clear recognition that change is needed to better protect and rebuild our social housing.

“The measures confirmed are a positive step towards addressing the long-standing imbalance between homes sold and those replaced.

“We also welcome the further work on fraud prevention and the scheme’s impact in rural areas, both of which are crucial to ensuring Right to Buy operates fairly and sustainably.”

Although the Labour government has not abolished Right-to-Buy, it sharply reduced the maximum discount in last October’s Budget, cutting it from £136,000 to £16,000 in most London boroughs, and from £102,000 to £38,000 outside the capital.

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Government claims possession reforms will ease court pressure

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Property118

Government claims possession reforms will ease court pressure

The government claims its reforms will reduce the number of possession cases reaching the courts, despite industry experts warning of an overload in the court system.

In answer to a written question, Baroness Leavitt said that because only cases with clear, well-evidenced grounds will be able to proceed, court demand should fall.

However, as the Renters’ Rights Act has now come into effect, one landlord association warns that time will tell whether the courts can handle an influx in cases.

Reduce court demand

Under the Act, Section 21 is now abolished, and all landlords will need to use Section 8 grounds for possession.

Conservative Lord Jamieson asked: “Whether the government expect a reduction in the average time it takes for a landlord to regain possession through the courts as a result of the Renters’ Rights Act and if so, when?”

Baroness Leavitt claimed the reforms would help reduce court demand

She said: “The Ministry of Justice publishes quarterly possession statistics which monitor the volume and timeliness of possession claims in the County Court. The Civil Procedure Rules state that possession hearings should be listed between 4 and 8 weeks of a claim being issued.

“The latest possession statistics for October to December 2025, show a mean average of 7.3 weeks from claim to order, down from 8.0 weeks for the same period in 2024.

“In the longer term, we expect the reforms to reduce the volume of possession claims as only those cases where there is a clear, well-evidenced ground for possession will be able to proceed. We are also developing a new digital possession service, doing away with outdated paper processes and reducing the chance of mistakes being made.

“The timeliness of the court possession process is influenced by a number of factors, including user behaviour.”

Time will tell

However, the National Residential Landlords Association (NRLA) has warned time will tell if courts can handle possession cases quickly and fairly.

Ben Beadle, chief executive of the NRLA, said on the NRLA website: “The housing minister, Matthew Pennycook, has stressed more than once that landlords will still be able to regain their properties quickly when necessary and that the courts can cope. Time will tell.

“In the meantime, it is essential we and the government actively monitor implementation and consider litigation and the impact of case law as parts of the Act are tested in court.”

As previously reported by Property118,  in a letter to the Justice Select Committee, the NRLA warned that the government has not provided clarity on how the courts will be prepared for the digital possession process.

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