LI Magazine 83rd Edition

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A warm welcome to the 83RD Edition of Landlord Investor Magazine.

Welcome to Issue 83 of Landlord Investor Magazine. As summer weather swings from sunshine to thunderstorms, it’s been another eventful period for landlords and property investors. The rental sector continues to navigate significant change, with the ongoing impact of the Renters’ Rights Act firmly shaping the landscape. At the time of writing, the new legislation has been in place for over a month, something reflected in the huge uptake of the free training and guidance we’ve made available at our live shows. As always, communication from those leading these changes has been somewhat opaque, and we see it as our job to decode, decipher and distribute what we’ve learned through our various media channels and network of sector experts. July 8 will mark our 100th live show to date, and we’ll be celebrating at Old Billingsgate in London with a day packed full of education, networking and opportunity. Bringing together more than 100 exhibitors, industry experts and service providers, the event will feature live training, panel debates, investor masterclasses and specialist hubs covering everything from the Renters’ Rights Act and Making Tax Digital to compliance, finance, development and portfolio growth. We’ll also be showcasing our live studio, with 100 expert interviews taking place throughout the day, alongside dedicated networking spaces, landlord advice clinics and opportunities for both new and experienced investors to connect, learn and grow. More than just a milestone, the event represents a celebration of the UK property community and the thousands of landlords, investors and developers who have supported our journey over the past decade. Places are limited, but you can still secure your free show tickets at www.landlordinvestmentshow.co.uk. I look forward to seeing you there. TH 06 08 12 20 24 14 16 26 28 42 30 44 32 48 34 36 38

Editor

SHOW UPDATE

The National Landlord Investment Show Celebrates 100 Shows: Why this Landmark Event Could Be the Most Important Yet

Tracey Hanbury

SHOW UPDATE

I’m on Tour! Connecting with as Many UK Landlords, Property Investors, and Developers as Possible Steve Hanbury

LONDON SPOTLIGHT

Spotlight on the London Property Market Report

Kate Faulkner OBE

RENTERS' RIGHTS ACT What landlords should be doing now the Renters’ Rights Act is law

Allison Thompson

RENTERS' RIGHTS ACT

Beyond the 'Landlord Exodus': Are Landlords Leaving the Market, or Just Investing More Wisely?

Kate Faulkner OBE & Nicole Bonner

RENTERS' RIGHTS ACT

Reflections from 1st May and why ongoing education is essential to navigate the Renters’ Rights Act

Nicole Bonner

RENTERS' RIGHTS ACT

Profit in a Post–Renters’ Rights Landscape: Why Strategy Now Matters More Than Ever

Craig Webster

RENT FOR GOOD

How the Renters’ Rights Act could help councils

Kate Faulkner OBE

FINANCE

BTL Mortgages: What to Look Out for and Interest Rate Predictions for the Year Ahead

Prateek Solapurker

FINANCE

Navigating Market Uncertainty: A Q&A with Lucy Waters

FINANCE

The rise of regional development: looking beyond London

Reece Mennie

Tracey Hanbury

Design

Marc Riley

Social Media

Charlotte Dye

Printing

IOP Marketing

LETTINGS & COMPLIANCE

Rental growth is stirring again –just as the rules of renting change

Cat Westerling

LETTINGS & COMPLIANCE

Four Lessons Landlords Can Take from the Goodlord Leaders Forum

Nicole Bonner

LETTINGS & COMPLIANCE

Four questions every landlord should be asking their letting agent in 2026

Logan Ransley

TAXATION

Making Tax Digital for Income Tax is now live

Craig Ogilvie

TAXATION

The most frequently asked questions by landlords enrolled in Making Tax Digital

Marco Ferrari

DEVELOPMENT

From Landlord to Developer:

Lessons from Property Developer Live in March 2026

Nicole Bonner

PLEASE NOTE: The National Landlord Investment Show, LIS Media and Landlord Investor Magazine are content aggregators only. Views, statements and opinions expressed in articles, reviews and other materials herein are those of the authors, exhibitors and third-party contributors and not the editors and publishers of LI Magazine. Under no circumstances does the content of this publication constitute investment or legal advice. We do not undertake to advise individuals or organisations upon investment strategy. All investments should be approached with caution under professional guidance. While every care has been taken in the compilation of this publication and every attempt made to present up-to-date and accurate information, we cannot guarantee that inaccuracies will not occur. LIS Media Limited and our contributors will not be held responsible for any claim, loss, damage or inconvenience caused as a result of any information within these pages or any information accessed through the promoted links. Published by LIS Media, Registered address: Foresters Hall, 25-27 Westow Street, London SE19 3RY. © 2024 LIS Media Ltd.

CONTRIBUTORS

Kate Faulkner OBE

Leading UK Property Analyst

Nicole Bonner

Content, Community & PR Lead

National Landlord Investment Show

Cat Westerling

Executive Head of Residential Lettings UK Hamptons

Craig Ogilvie

Director for Making Tax Digita

HMRC

Tracey Hanbury

Co-Founder & Director

National Landlord Investment Show

Allison Thompson

Chief Lettings Officer LRG

Lucy Waters

Managing Director Aria Finance

Craig Webster

Managing Director Tiger Estates & Managemen

Logan Ransley

Managing Director UK & Co-Founder

Landlord Studio

Steve Hanbury

Co-Founder & Director

National Landlord Investment Show

Prateek Solapurker Co-founder Pauzible

Reece Mennie

CEO & Founder

HJ Collection

Marco Ferrari

Co-Founder & COO Hammock

Meet the team

TRACEY HANBURY CO-FOUNDER / DIRECTOR

Team: Donegal GAA

Song: Galway Girl, Steve Earle

Film: Dirty Dancing

Food: Indian

Likes: A busy show - can’t beat it

Dislikes: Rudeness

Fave thing about LIS: Building client relationships

KIERAN MCCORMACK SALES DIRECTOR

Team: Manchester United

Song: Bonkers, Dizze Rascal

Film: American Gangster

Food: Indian

Likes: Family time, Man Utd, golf

(not necessarily in that order)

Dislikes: Tinned sweetcorn

Fave thing about LIS: No day is the same (hence the song choice)

Team: Spurs

CHARLOTTE DYE OPERATIONS DIRECTOR

Song: The view from the afternoon, Arctic Monkeys

Film: E.T

Food: Chinese

Likes: Anything four legged and furry

Dislikes: Clowns and Spiders

Fave thing about LIS: Office cuddles with Ollie

NICOLE BONNER CONTENT, COMMUNITY & PR LEAD

Team: Crystal Palace

Song: Take It Easy by the Eagles

Film: The Devil Wears Prada

Food: Indian

Likes: Travel, photography & cooking

Dislikes: Tinned tuna & snakes

Fave thing about LIS: The innovative and fast-paced nature of the business.

ALICIA CELA HEAD OF ACCOUNTS

Team: Barcelona FC

Song: Hotel California, The Eagles

Film: Shawshank Redemption

Food: Anything Spanish (I'm very biased lol)

Likes: Cooking great food

Dislikes: Liars. Oh, and liver

(can't stand it)

Fave thing about LIS: Socialising with the whole team

STEVE HANBURY CO-FOUNDER / DIRECTOR

Team: Crystal Palace

Song: Plastic Dreams, Jaydee (Original)

Film: Goodfellas

Food: Indian

Likes: Team meetings in the pub

Dislikes: Bad manners

Fave thing about LIS:

Show day (as anything can happen)

MARC RILEY CREATIVE DIRECTOR

Team: Letterkenny Shamrocks

Song: What’s going on? Marvin Gaye

Film: On The Waterfront

Food: Sea

Likes: Clean typography

Dislikes: Last minute edits

Fave thing about LIS: The website

JACOB HANBURY BUSINESS DEVELOPMENT MANAGER

Team: Crystal Palace

Song: Michael Bibi - Got the Fire

Film: Step Brothers

Food: Sunday roast

Likes: Skiing, Gym, Crystal Palace

Dislikes: Dirty finger nails

Fave thing about LIS: Great atmosphere at the shows

OLLIE HANBURY ENTERTAINMENT & SECURITY MANAGER

Team: Crystal Palace

Song: Who let the dogs out

Film: 101 Dalmatians

Food: Roast Dinners

Likes: Walkies

Dislikes: Poo in bags left on branches

Fave thing about LIS: Getting all the attention

KATE FAULKNER OBE LEADING UK PROPERTY ANALYST

Team: The Chillies

Song: Feeling Good, Nina Simone

Film: The Devils Advocate

Food: Anything Asian & hot!

Likes: Dogs, property, family & friends get togethers

Dislikes: Arrogrance & rudeness, rushing around too much

Fave thing about LIS: The laughs, kindness & determination to educate landlords for free

The National Landlord Investment Show Celebrates 100 Shows: Why this Landmark Event Could Be the Most Important Yet

Tracey Hanbury, Co-Founder & Director, National Landlord Investment Show

The UK property sector has rarely faced a period of change quite like the one it is navigating today. From sweeping legislative reform and evolving tax obligations to shifting investment strategies and technological innovationlandlords, investors and developers are operating in an environment that demands both agility and insight.

Against this backdrop, the National Landlord Investment Show returns to London on 8 July at Old Billingsgate for what promises to be a defining moment in the industry's calendar. More than simply another exhibition, the event marks its 100th show, a milestone that reflects more than a decade of education, networking and market leadership.

Over the years, the National Landlord Investment Show has built a reputation as the meeting place for serious property professionals seeking practical guidance, commercial opportunities and access to industry expertise. Having connected more than 100,000 landlords, investors and developers throughout its history, the event has become an essential fixture for those looking to protect and grow their portfolios in an increasingly complex market.

Navigating a Changing Landscape

This summer's landmark event arrives at a particularly significant moment. Regulatory change remains high on the agenda, with many landlords seeking clarity around the implications of the Renters' Rights Act and other emerging compliance requirements. In response, the show has assembled a comprehensive programme designed to equip attendees with the knowledge needed to navigate the changing landscape with confidence.

Visitors can expect a packed day of expert-led seminars, live panel debates, practical training sessions and specialist advice clinics covering everything from taxation and compliance to finance, legal matters and portfolio growth strategies. Rather than focusing solely on theory, the event aims to provide actionable insights that attendees can immediately apply to their own businesses and investments.

Beyond the celebrations surrounding the show's centenary milestone, what makes this summer's event particularly compelling is the scale and depth of expertise available. The programme has been carefully structured to deliver fresh insight, practical guidance and tangible opportunities for attendees at every stage of their property journey. Whether visitors are considering their first investment purchase or managing extensive portfolios across multiple regions, the emphasis is firmly on helping property professionals make informed decisions in an increasingly demanding marketplace.

Knowledge at a Critical Time

Education has long been one of the show's defining strengths, but its importance has arguably never been greater. The private rented sector is undergoing one of the most significant periods of transformation in recent memory, with landlords facing a growing list of legislative, financial

and operational considerations. Understanding the practical implications of new regulations, tax changes and compliance obligations is no longer optional; it has become a critical component of successful portfolio management.

Recognising this, the seminar programme has been designed to address the issues currently dominating conversations across the sector. Attendees will have the opportunity to hear directly from industry experts on topics ranging from the Renters' Rights Act and landlord compliance to tax planning, financing strategies and future market trends. Rather than simply outlining challenges, speakers will focus on providing practical solutions and actionable guidance that visitors can implement immediately.

The programme also reflects the increasingly diverse nature of modern property investment. Alongside traditional buy-to-let discussions, visitors will find dedicated content focused on property development, portfolio diversification, commercial opportunities and technologydriven solutions. Specialist initiatives include Property Developer Live, New Investor Masterclasses, Women in Property and Rent for Good, all of which demonstrate how the industry continues to evolve, creating new opportunities for both experienced professionals and those entering the market for the first time.

CELEBRATING 100 SHOWS

8 JULY 2026 | 8.30AM - 4.30PM OLD

One of the defining strengths of the show has always been its ability to bring together every corner of the property ecosystem under one roof. This year's event will feature more than 100 exhibitors, including lenders, insurers, legal experts, tax advisers, property managers, PropTech solutions and investment specialists. For many attendees, the opportunity to engage directly with service providers and decision-makers remains one of the most valuable aspects of the day.

Yet while the educational content attracts thousands of visitors each year, the networking opportunities are equally significant. Property remains a relationship-driven industry, and many successful partnerships, supplier relationships and investment opportunities begin with conversations away from the seminar stages. In an era where so much business interaction has moved online, face-to-face engagement continues to offer a unique advantage.

Celebrating a Landmark Milestone

Few industry events can claim the longevity and influence of the National Landlord Investment Show. Reaching 100 shows is a significant achievement and a testament to its enduring relevance within the property sector. The landmark occasion will be recognised throughout the day with a series of special activities and live entertainment,

industry gathering to one of the most influential events in the UK property sector, with the iconic backdrop of Old Billingsgate on the banks of the River Thames providing an appropriate backdrop.

As the private rented sector continues to evolve, the importance of staying informed has never been greater. For landlords seeking clarity, investors searching for opportunity and developers looking to understand the direction of the market, the 100th National Landlord Investment Show represents far more than a date in the diary. It is a chance to engage with the conversations shaping the future of property investment in the UK.

In many ways, the show serves as both a celebration of how far the industry has come and a reflection of where it is heading next. The challenges facing landlords today are considerable, but so too are the opportunities for those equipped with the right knowledge, partnerships and strategies. As the National Landlord Investment Show reaches 100 shows, it continues to fulfil the objective it began with: bringing together people, expertise and ideas that help drive the property sector forward.

Doors open at 8:30am, close at 4.30pm, and I look forward to seeing you there. Register now for your free show tickets at www.landlordinvestmentshow.co.uk

For landlords seeking clarity, investors searching for opportunity and developers looking to understand the direction of the market, the 100th National Landlord Investment Show represents far more than a date in the diary. It is a chance to engage with the conversations shaping the future of property investment in the UK.

I’m on Tour! Connecting with as Many UK Landlords, Property Investors, and Developers as Possible

Steve Hanbury, Co-Founder & Director, National Landlord Investment Show

Since the establishment of the National Landlord Investment Show back in 2013, meeting and connecting with as many landlords, property investors and developers across the UK, wherever they may be on their journey, has been fundamental to my role as a Co-Founder.

My mission has always been to spread the message far and wide about the importance of ongoing education and professionalism across an ever-changing sector, and to make sure all UK landlords, property investors and developers are aware of the free education and insights they can receive by:

• Attending our live shows & exclusive Landlord Investor Clubs

• Reading tailored landlord insights through our quarterly Landlord Investor Magazine

• Learning at professional landlord training days

• Watching the latest episodes of UK Property News on our YouTube channel

• Being part of our digital LIS Community Hub for expert insights anytime and anywhere

Seeing how many UK landlords attend our live shows and engage with our media channels truly showcases the tangible positive impact we’ve had through the strength in numbers of UK landlords, property investors, and developers aware of our mission. However, despite years of travelling up and down the country, attending events, and speaking with landlords, I have never actually kept track of how many networking events I have attended, how many miles I have travelled and how many real landlords and property investors I’ve met and built connections with.

So this year, I set out on a mission to change this, and my own personal objective was to start keeping track of this. From 1st January 2026, I set a personal goal to record every event attended, every mile travelled, and every landlord I connected with throughout the year. So far, the numbers are in…

• 26 landlord and property events attended in person

• 1,669 miles travelled across the UK

• 1,412 landlords, property investors and developers connected with

For me, these numbers are fantastic, but they mean so much more than this. They reflect thousands of insightful conversations in-person, strong relationship building across the sector from the ground up, and a true understanding of what landlords actually need right now at a pivotal time of change. What continues to surprise me is the number of landlords, property investors and developers I speak to who have never heard of the National Landlord Investment Show or the many resources available through our media

platforms and digital LIS Community Hub. Being able to share this with them and explain the clear benefits of getting involved is hugely rewarding. Seeing that lightbulb moment when landlords realise the value of education, networking, and staying informed is exactly why I enjoy being out on the road meeting people face-to-face.

All of this connection and relationship building harnesses endless opportunities for us as an organisation to continue providing the ongoing right and tailored support, education and guidance to the UK landlord, property investor and developer community.

The Tour Continues!

We’re only halfway through the year, so the tour continues! Follow my journey on social media to see where I’m heading next, and if you see me at future landlord events across 2026, do come and say hello! I look forward to meeting many more landlords, property investors, and developers throughout the year and building valuable relationships across the sector.

Seeing how many UK landlords attend our live shows and engage with our media channels truly showcases the tangible positive impact we’ve had.

26 EVENTS ATTENDED

1669 MILES COVERED

1412

CONNECTIONS ESTABLISHED

For me, these numbers are fantastic, but they mean so much more than this. They reflect thousands of insightful conversations inperson, strong relationship building across the sector from the ground up, and a true understanding of what landlords actually need right now at a pivotal time of change.

8 July 2026 | Old Billingsgate, London

• Free Renters’ Rights Act Training

• Making Tax Digital Guidance

• Expert Seminars & Live Panel Debates

• Landlord Advice Clinics

• Investor Education & Market Insight

• Finance, Tax, Legal & Compliance Support

• Networking With The UK Property Sector

• Access to Leading Property Suppliers & Services

• Live Music & Special 100th Show Celebrations

• Property Data & Market Insight Hub

• RISE: Women In Property Lounge

• Compliance & Community Hub

• Property Developer Live

• Rent For Good

• Education Hub

• Landlord Protection Hub

• New Property Investor Hub

• Expert Clinics & Round Tables

• Deal Room

• Expert Live Training Stage

• Live Studio Featuring 100 experts

• New Investor Masterclass

• Commercial Investing Opportunities & Panel

Spotlight on the London Property Market Report

Kate Faulkner OBE UK Property Analyst, National Landlord Investment Show

The London property market used to be a powerhouse for both price and rental growth, and some areas around London still are. But overall, whether people are buying or renting, we appear to have hit the affordability buffer. And this isn’t just affecting mainstream markets. The prime market is suffering even more, with property prices back to the same levels they were in 2013/14.

One of the reasons I think prices are being held back or, in some cases, are still falling, is that London has a much higher proportion of flats: around 50% of housing stock versus around 17% across the rest of England. Over the last 10 years, flat prices have been held back for several reasons. These include the issues around building safety issues, followed by the Leasehold and Freehold Reform Act; rising maintenance costs pushing up service charges, partly linked to the Building Safety Act; and more flats coming to the market.

The good news for buyers is that there are some excellent opportunities to get on the ladder, or to invest at a relatively good price. For landlords who remain in the market, finding tenants and achieving higher rents is still very possible, but only for those who are committed to delivering good-quality homes and meeting today’s increased compliance requirements.

The key to making property decisions moving forward in London is “know your area” and make sure you do your research, which hopefully this London spotlight article helps with!

In London, the smartest property decisions now come down to local knowledge: know your area, do your research, and use reports like this to make choices based on evidence, not headlines. So let’s explore the current property prices, rental indices and performance per borough.

A

Spotlight on Price and Rental Indices and Experts Reporting About the London Market?

March 2025

£688,885

£553,984

£545,183

£533,200

£555,625

£695,885

£552,073

£543,370

£534,200

£552,073

April 2025

£699,200

£546,845

£543,346

£534,400

£566,614

Most people’s understanding of the London property market comes from the house price or rental indices reported each month.

Over the last few months, reports on London have been pretty negative, with headlines focused on falling prices. However, when you track prices over the last six months, the picture becomes more nuanced. Yes, yearon-year prices are down ‘on average’, but compared with Quarter 4 of 2025, prices are starting to suggest either

March 2026

£680,987

£541,689

£536,751

£527,600

£542,304

April 2026

£680,147

£539,721

£536,051

£529,300

£542,000

little to no change, or that they may even have ticked up slightly.

And this is exactly why relying on a single London average can be misleading. With 32 London boroughs, super prime and prime property markets, separate markets for houses and flats, and London average prices across the indices ranging from £529,300 from Zoopla to over £680,147 from Rightmove, we have much better data to work with than a relatively meaningless London average.

The good news for buyers is that there are some excellent opportunities to get on the ladder.

A Spotlight on Rents in London

Average rents in London will feel impossible for many people to afford. Across all the indices we track, with the exception of Rightmove, the average rent people need to find is around £2,200 a month, or £26,400 a year, which is an awful lot of money net of tax to earn, especially for someone living on their own.

In reality, many people in London rent with others, partly because they have to. But this average, especially the Rightmove figure, which is much higher than the others at £2,736, includes super prime and prime rents, some of which can reach tens of thousands of pounds a month.It will also include rents for whole houses, which may have five or more people sharing, particularly where the tenants are students or young professionals.

All these different types of renting contribute to an overall London average, which distorts the picture of tenant affordability and masks what is really happening across the capital. However, the indices, with the exception of Goodlord, do show a fairly consistent trend of rents moving slightly upwards. Interestingly, though, they are not rising anywhere near as much as inflation, which is currently hovering around 3%.

This matters because, during May, rather than allowing the private rented sector to grapple with and deliver the new Renters’ Rights Act legislation, the market has instead been hit with renewed calls for rent controls. Some see these as the panacea for housing issues in London and the rest of the UK.

Sadly, rent controls are likely to cause more problems than they solve, because they tend to do two things:

• They reduce investment, which means supply falls, making the market worse, not better, for tenants.

• They create a two-tier rental market and can substantially reduce mobility. This is because existing rents tend to remain lower, while new rents respond to market conditions and rising costs.

But in the UK, rent controls could create an even bigger problem. A rent control system, such as the one we have for council and housing association providers, is usually tied to inflation. Despite the rhetoric against landlords, which often suggests they increase rents whenever they feel like it, most private rents move in line with wages, not inflation.

And this quarter’s figures prove the point. Inflation this year is likely to be around 3% or more, but rents in London are currently only rising by around 1–2%.

Over the years, if rent controls had been introduced, it is likely that many rents would now be much higher than they are. So, if rent controls are introduced, they are likely to fail tenants badly. Landlords, unlike tenants, have a choice: they can stay in the market or take their money and invest elsewhere.

A Spotlight on Performance by Each London Borough

We will reveal more about what’s been happening in the London market for each London Borough, but here’s the latest news for the highest and lowest performers:

Highest and Lowest performing Boroughs Year on Year for Prices Waltham Forest tops the charts this quarter with an increase year on year

Rental market measured

Asking rents (EW & S)

Asking & agreed rents (EW)

Agreed rents (UK)

Agreed rents (E)

for property prices of 3.2%, while Bexley is seeing a 1.7% rise. In our report for Quarter 4 2025 prices, these are quite low in comparison, as our chart topper Bromley, showed a 6.8% increase year on year. That has now fallen off, and Bexley’s prices year on year are showing no growth at all, but also not falling.

The figures suggest that the Iran/US war has perhaps impacted the London Market quite harshly, driving falls of 11% in Tower Hamlets and although not as higher falls as last quarter, Kensington and Chelsea, along with Camden, are seeing 7%+ falls.

Highest and Lowest performing Boroughs Year on Year for Rents Rents in Bexley and Lambeth are seeing over 6% rises in rents year on year, while Camden and Brent are experiencing falls of 4% and 3.7% respectively – again showing that rent controls could severely distort the market, and although they may help some tenants, it will potentially be at the expense of other tenants.

These huge differences in price and rental movements show that no-one should be focusing on London averages as they completely distort what's really happening for those trying to make their own property decisions.

To find out more about what’s happening in every London Borough to rents and prices – and what’s forecast to happen next, attend the National Landlord Investment Show on 8th July, as I’ll be providing a detailed presentation on the London Property Market and answering your questions about your investment decisions in the capital. To get detailed insights now and after the show, do join the FREE LIS Community Hub to view the London property reports in detail!

What Landlords Should be Doing Now the Renters’ Rights Act is Law

Allison Thompson, Chief Lettings Officer, LRG

The first raft of measures in the Renters’ Rights Act (RRA) are now in force. Here’s what you need to do.

Fixed-term tenancies replaced by periodic ‘rolling’ tenancies

Fixed six- or 12-month terms have ended, with tenants able to give two months’ notice at any time. Any fixed term that was still in place on 1st May has automatically become periodic.

• Speak to your tenants to explain the changes, understand their plans for the next 6–12 months, and encourage as much notice as possible if they intend to leave.

• For new tenancies, ensure thorough tenant screening to minimise turnover.

• Make sure the property is in excellent condition at the start, with regular inspections and ongoing maintenance to reduce tenant churn and avoid penalties.

Section 21 removed; revised Section 8 grounds introduced

Landlords are no longer able to give two months’ notice without reason. Tenancies can only be ended using a Section 8 notice with a valid ground. While possession rights remain, many grounds - including rent arrearswill have longer notice periods.

• Review the updated grounds and notice periods to understand your options.

• With rent arrears ground (8) now requiring three months’ arrears and notice doubling from two to four weeks, evictions will take longer - consider increasing cash reserves.

• If using ground 1A to sell, it can’t be used within the first 12 months of a tenancy, and you cannot relet within 12 months of the notice expiring - planning ahead is essential.

• Make sure you use the latest notice forms to keep any eviction legally valid.

Rent increases restricted

Rent can only be increased once every 12 months to a fair market rate using a Section 13 notice with two months’ notice. Any rent review clauses in existing agreements no longer apply.

• Ensure new tenancy agreements don’t include rent review clauses.

• Check when rent was last increased and don’t raise it again within 12 months.

• Always use the latest legal version of the Section 13 notice.

• Plan for annual rent reviews only, and make sure increases reflect a fair market rate.

Stricter discrimination and rent advertising rules

Landlords can no longer impose blanket bans on tenants with children or those receiving benefits. It is also illegal to accept more than the advertised rent or encourage bidding between tenants.

• Remove discriminatory wording from adverts.

• Set a realistic asking rent and plan not to exceed it for at least 12 months.

• Decide how you’ll fairly select a tenant if multiple applicants offer the advertised rent.

Tenants have the right to request pets

Landlords cannot unreasonably refuse pets, although valid reasons may apply (e.g. unsuitable property size or type). Pet damage insurance becomes a permitted payment under the Tenant Fees Act, meaning tenants can be asked to take it out themselves or cover the cost, but there is no legal obligation for them to pay.

• Remove any ‘no pets’ clauses from advertising.

• Decide whether your tenancy agreements will include pet clauses, such as cleaning and pest control (legal advice recommended).

• Consider practical adjustments to make the property more pet-friendly, such as washing areas or cat flaps.

In addition to these changes, maximum civil penalties have risen to £40,000, and councils can now issue civil penalties for illegal evictions without going to court. Rent Repayment Orders have increased from 12 to 24 months’ rent.

With the financial consequences of breaking regulations much more serious, compliance is more important than ever. If you are a self-managing landlord and have concerns about remaining compliant, it is well worth speaking to a letting agent.

We have seen hundreds of landlords switch to our Fully Managed service, guaranteeing them peace of mind that we are adhering to all the new regulations on their behalf.

Drowning in new regulations?

Beyond the 'Landlord Exodus': Are Landlords Leaving the Market, or Just Investing More Wisely?

By Kate Faulkner OBE & Nicole Bonner

Since the Renters’ Rights Act was first proposed, headlines have frequently warned of a so-called "mass exodus" of landlords from the private rented sector. However, the reality is quite different to the predictions suggested.

While some landlords are undoubtedly selling up, others are actively investing and expanding their portfolios. Nearly one month after the first phase of the legislation was implemented, the evidence points to a market in transition rather than one in retreat.

Research by mortgage lender Pepper Money forecasts that there could be “220,000 fewer homes available to rent by the end of 2026” as some landlords exit the sector following the introduction of the Renters’ Rights Act (RRA). With approximately “5% of private rental stock projected to leave the market, it is understandable why concerns have been raised”.

But is the much-publicised landlord exodus actually happening in real time? If so, can it be attributed solely to the Renters’ Rights Act? And perhaps most importantly, what does it mean for the long-term future of the private rented sector?

The Renters’ Rights Act Objectives

If you've somehow managed to avoid the ongoing debate surrounding the Renters’ Rights Act, the legislation represents one of the biggest reforms to the UK rental sector in decades.

The Act is designed to provide renters with greater protection and security, particularly through measures such as the abolition of Section 21 "no-fault"

evictions. Supporters of the reforms, including the Government and tenant advocacy groups, argue that these changes will create a fairer and more stable rental market.

A second objective is the belief that increased regulation may encourage some landlords to sell, potentially increasing housing supply for aspiring homeowners and first-time buyers.

Unsurprisingly, Opinion Within the Property Industry Has Been Divided

Many landlords and letting agents have expressed concerns about the practical implications of the reforms, with some suggesting that increased regulation could accelerate landlords' decisions to leave the sector.

However, we have taken a more positive view. At the National Landlord Investment Show, we believe that with the right education, guidance and professional support, landlords can successfully adapt to the changes, just as they have to the many changes we have seen over the last 20 years.

And, talking to our landlords and the agents, lenders and brokers that support them, we all think the Renters’ Rights Act will help to raise standards across the sector by standardising their greater professionalism and compliance. This is reflected in our landlord survey, which asked about

their main priorities for the year ahead, the results painted a very different picture to the "mass exodus" narrative:-

• 57.82% are planning to maintain their existing portfolio

• 3 3% said they intended to expand their portfolios

• 1 6.33% are looking to refinance

• 12.45% are looking to diversify

These findings suggest that despite ongoing regulatory changes, many existing, good landlords remain committed to the sector and continue to see long-term opportunities in property investment, and this is very evident at our shows.

Landlords Are Still Buying

Perhaps the most overlooked aspect of the current market is that many properties leaving one landlord's portfolio are not leaving the private rented sector altogether.

According to the latest data from Hamptons , the proportion of homes purchased by landlords across Great Britain rose to 13.3% between January and April 2026. This represents the highest level of landlord purchasing activity since early 2016, just before the introduction of the additional Stamp Duty surcharge on second homes.

These findings suggest that despite ongoing regulatory changes, many existing, good landlords remain committed to the sector and continue to see long-term opportunities in property investment, and this is very evident at our shows.

This suggests that while some landlords are exiting, others are actively taking advantage of opportunities to acquire stock. However, investment activity has become increasingly regionalised.

A clear North-South divide has emerged, with buy-to-let investment remaining relatively subdued across much of Southern England. Across London, the South East, South West and East of England, landlords accounted for just 9.1% of purchases, only marginally higher than the 8.8% recorded during 2025.

In contrast, landlord activity has surged across Northern England. So far this year, landlords have accounted for 23.9% of buyers in the North, compared to 14.5% during the same period in 2025. For many investors, changing market conditions are creating opportunities rather than discouraging investment altogether.

A Record Number of Landlord-toLandlord Transactions

Another important trend emerging from the data is the increasing number of landlord-to-landlord transactions. While some landlords are reassessing their portfolios in response to changing regulations, borrowing costs and evolving market conditions, investor demand remains strong in many regions.

So far in 2026, a record 23.0% of homes purchased by landlords have been bought directly from another landlord. This is a significant increase from 16.0% in 2025 and considerably above the five-year average (2019–2023) of just 9.9%.

Research from Savills supports this trend, finding that “other landlords purchased 14% of rental properties sold”. Rather than representing a wholesale withdrawal from the sector, these figures suggest a significant reshaping of ownership, with properties often transferring from one investor to another rather than leaving the rental market entirely.

What Does the Data Say About Landlords Selling Up?

There is no doubt that some landlords are choosing to exit. Recent research from Savills estimates that “254,000 previously let buy-to-let homes were listed for sale during the 12 months to March 2026”. This equates to approximately 697 properties being listed every day.

According to Savills, this figure is “28% higher than March 2024 levels and 9% above March 2025 levels”. The trend is particularly pronounced in London, where “former rental properties accounted for 30% of all new sales instructions, compared to 13% across the rest of Great Britain”.

The data clearly demonstrates that landlord disposals have increased. However, understanding why landlords are selling is just as important as understanding how many are exiting.

Is the Renters’ Rights Act Solely Responsible?

While the Renters’ Rights Act may have accelerated some landlords' decisions to exit, it is unlikely to be the sole driver. For landlords who were already considering retirement or portfolio restructuring, the reforms may simply have encouraged them to act sooner rather than later.

The Renters’ Rights Act is also arriving alongside several other significant changes. Proposed EPC upgrades, the future implementation of the Decent Homes Standard and wider compliance requirements are all influencing investment decisions.

At the same time, many of today's portfolio landlords began investing 25–30 years ago when buy-to-let mortgages became widely available. As this generation reaches retirement age, natural portfolio disposals were always likely to occur regardless of regulatory reform.

In many cases, therefore, landlord exits appear to be the result of multiple factors rather than a direct response to a single piece of legislation.

Landlords Who Prioritise Tenant Care and Compliance Are Best Placed to Succeed

As the impact of the Renters’ Rights Act continues to unfold, staying informed has never been more important.

Join us at one of our upcoming live property education events, including the landmark 100th National Landlord Investment Show in London, Old Billingsgate on 8th July.

While the Renters’ Rights Act undoubtedly introduces new responsibilities, it is also accelerating a trend that has been developing for several years: the growth of a more professional private rented sector.

Landlords who understand regulation, invest in their properties and take a long-term approach continue to identify opportunities across the UK. In some regions, reduced competition from less committed investors may even create new opportunities for experienced landlords looking to grow their portfolios. The current market is not simply about landlords leaving. It is also about landlords adapting.

Some investors are exploring alternative strategies, including social housing, supported living and other specialist sectors, while others are refining existing portfolios to focus on stronger-performing assets. As with previous regulatory changes, the market is likely to adjust over time.

Looking Ahead

While there is clear evidence that some landlords are choosing to exit the sector, the data suggests the story is far more complex than headlines about a "mass exodus" imply. Many landlords

remain committed to maintaining or expanding their portfolios, and a significant proportion of properties being sold are being purchased by other investors.

The Renters’ Rights Act is undoubtedly reshaping the private rented sector, but it is also contributing to a more professional and resilient market.

For landlords who stay informed, adapt to regulatory change and take a longterm view, opportunities remain. In our view, we see the private rented sector evolving, not disappearing.

Stay in the Know

As the impact of the Renters’ Rights Act continues to unfold, staying informed has never been more important. Join us at one of our upcoming live property education events, including the landmark 100th National Landlord Investment Show in London, Old Billingsgate on 8th July.

Also, stay informed anytime and anywhere and join the conversation through the LIS Community Hub app and desktop platform to access exclusive property insights, network with fellow landlords and property professionals, and watch recordings from our live events.

Claim your free show tickets and join the FREE LIS Community Hub today

Reflections From 1st May and Why Ongoing Education is Essential to Navigate the Renters’ Rights Act

Nicole Bonner, Content, Community & PR Lead, National Landlord Investment Show

Nearly one month has passed since the first phase of the Renters’ Rights Act has been in force, and we’ve been hearing from many landlords that ongoing learning, education, and guidance from experts are essential to navigate the changes in place right now and for the future phases ahead with confidence. Since 1st May, landlord questions about how the Renters' Rights Act has moved away from preparation based on theory, to instead question how a change actually works in practice, now enforcement and risk of non-compliance are very much a reality.

This is always something we anticipated, given that this is the biggest change to the private rented sector in over 30 years. It was no surprise that the landlord insight survey we conducted at the National Landlord Investment Show highlighted that the Renters’ Rights Act was the biggest challenge in 2026, cited by 63% of landlords.

To support our community of UK landlords and property investors, we’ve had the pleasure to work closely with Susie Crolla, from the Guild of Letting & Management, across multiple National Landlord Investment Show events, webinars, expert Q&As, and educational features focused on landlord compliance and the Renters’ Rights Act. If you are a landlord or property professional who has attended our shows, you will already recognise Susie as one of our key leading expert trainers in providing guidance, support and advice when preparing and navigating the Renters' Rights Act.

To enhance the support available to our landlord community on an ongoing basis, we’re proud to

announce Susie Crolla and the Guild of Letting & Management as our official Renters’ Rights Act training partner. Together, we’ve launched a comprehensive 15-section, self-paced Strategic Landlord Renters’ Rights Act Online Training Course, designed to help UK landlords and property professionals stay informed, compliant, and confident navigating the latest legislation changes.

The training is now available on the digital LIS Community Hub, giving you the flexibility to access expert-led learning anytime, anywhere. Unlock the training today on the LIS Community Hub for just £120.

What’s included:

• E xpert-led video training by Susie Crolla from the Guild of Letting & Management

• 1 5 course sections covering key Renters’ Rights Act changes, including paperwork changes, grounds for section 8, rental discrimination, tenant notice, rent increases and preparing the private rented sector database.

• D ownloadable resources and full training handbook

• End-of-section quizzes

• Ready-to-use tenancy templates (pre, during & end of tenancy)

• O ngoing updates/ new sections as legislation evolves

Now available via the digital LIS Community Hub, the course gives you the flexibility to access expertled compliance training anytime, anywhere. Unlock the training today on the LIS Community Hub for just £120.

Here at the NLIS, working with Susie Crolla and the Guild of Letting & Management has been immensely valuable, as the knowledge Susie has provided our community with so far is truly invaluable.

We’re proud to continue working closely with Susie at our shows and via the digital LIS Community Hub to serve as a platform that facilitates this level of education, support, and connection for the UK landlord and property investment community.

Here at the NLIS, working with Susie Crolla and the Guild of Letting & Management has been immensely valuable, as the knowledge Susie has provided our community with so far is truly invaluable.

Unlock Strategic Landlord Training on the Renters’ Rights Act

Get practical, step-by-step landlord training on the Renters’ Rights Act from industry expert Susie Crolla, Managing Director of The Guild of Letting & Management.

THIS INCLUDES ...

• 15 Section Training Topics with Video Lessons & Supporting Training Materials

• End of section quiz to test knowledge

• Full training guide handbook

• Pre-Move In Template Letters

• Move-in Templates & Letters

• During Tenancy Template Letters

• End of Tenancy Template Letters

Designed to help UK landlords stay compliant and confident as legislation evolves.

8 JULY 2026

100 Experts. 100 Insights. 100 Opportunities.

The UK’s premier event for landlords, investors and developers celebrates its milestone 100th show in the heart of London. For over a decade, the National Landlord Investment Show has connected more than 100,000 property professionals with the insight, services and opportunities to support their property investment journey. 100th National Landlord Investment Show 8 July 2026 | Old

With the Renters’ Rights Act now in force and major industry changes ahead, there has never been a more important time to stay informed and compliant. Join thousands of property professionals for a day of expert training, market insight and high-value networking with the cream of the UK Property Sector.

Why Attend?

• Renters’ Rights Act training

• Making Tax Digital guidance

• Expert seminars & panel debates

• Landlord Advice Clinics

• UK’s largest landlord networking event

• Live music & 100th show celebrations

Profit in a Post–Renters’ Rights Landscape: Why Strategy Now Matters More Than Ever

Craig Webster, Managing Director, Tiger Estates & Management

The Renters’ Rights Act represents one of the most significant structural shifts the private rented sector has seen in decades. While much of the conversation has centred around compliance and tenant rights, the more important question for landlords and investors is this:

How do you remain profitable in a market that is becoming more regulated, more operationally demanding, and less forgiving of inefficiency?

The answer lies not in reacting to legislation, but in refining your strategy.

1. Buying Right Has Never Mattered More

In a tighter market, your margin is made at the point of purchase. Yield compression, increased taxation, and compliance costs mean there is far less room for error.

Investors need to move away from “headline deals” and focus on fundamentals:

• Strong rental demand

• Realistic yields (not inflated projections)

• Asset types that are easy to manage and let

This is why we are seeing a shift towards more strategic acquisition, with investors actively targeting areas that offer both entry-level affordability and long-term upside. Locations such as Blackpool continue to attract attention, driven by consistent tenant demand and ongoing regeneration - creating a balance of yield and capital growth.

2. Compliance Is Now a Profit LeverNot Just a Cost

The Renters’ Rights Act raises the bar on compliance—but landlords who treat this purely as a cost centre are missing the point.

Poor compliance can result in:

• Delays in regaining possession

• Increased legal exposure

• Extended void periods

A more structured, professional approach - whether through robust systems or working with a qualified managing agent - reduces risk and protects income. Increasingly, investors are recognising that effective management is not an overhead, but a core part of portfolio performance.

3. Management Quality Will Define Performance

As legislation tightens, operational efficiency becomes a key differentiator.

The gap between a well-managed property and a poorly managed one is widening:

• Faster lets

• Stronger tenant retention

• Lower arrears

• Better cost control

In this environment, the right managing agent should not just “maintain” a property, but actively enhance its performance - ensuring compliance, advising on rental positioning, and identifying opportunities to improve returns.

4. Opportunity Still Exist - But It’s More Strategic

Despite increased regulation, this is not a market in decline - it’s a market in transition.

Less prepared landlords are exiting, creating opportunities for those who are:

• Well advised

• Well capitalised

• Operationally structured

Access to the right opportunities is becoming increasingly important. Many of the most attractive investments never reach the open market, instead being secured through established investor networks, auction platforms, or direct-to-agent relationships.

In Summary

The Renters’ Rights Act doesn’t remove profitability from the sectorit raises the standard required to achieve it.

For investors willing to adapt, there is still significant opportunity - but success will come from buying intelligently, managing effectively, and surrounding yourself with the right expertise.

At Tiger Sales & Lettings, we work closely with landlords and investors to identify high-performing opportunities, support acquisition through both traditional and off-market channels - including our auction platform, Webbmove - and ensure assets are managed in a way that protects and enhances long-term returns.

If you’re reviewing your portfolio strategy in light of the Renters’ Rights Act, now is the time to reassess howand where - you invest.

How the Renters’ Rights Act Could Help Councils

Kate Faulkner OBE UK Property Analyst for the National Landlord Investment Show

The UK is currently facing a social housing crisis, as we currently have 1.4m people on social housing waiting lists (GOV.UK ). People are either placed in temporary accommodation, such as B&Bs, etc, at a huge cost to the public purse.

The reason for this is the 2mn council homes have been sold by successive governments (Labour sold almost as many as Conservatives, and this continued during the Conservative/ Lib Dem coalition). The replacement from the monies received was woeful - figures suggest 1 or 2 out of 10 were replaced.

The problem of housing people was then compounded due to the preventative measures to curb the growth of the Private Rented Sector (PRS), which started in 2016, during a time when we added millions more people to the population.

Over the last 20 years, the PRS has absorbed much of the population that were eligible for social homes, which weren't built by successive governments and Local Authorities.

Rather than being 'blamed' for the housing crisis, although there are ‘rogue’ landlords, many landlords have saved people from temporary accommodation and the streets and provided homes for people. The PRS has also enabled those coming to the country to work to find accommodation.

Holding back PRS growth means that those needing social housing are more likely to be housed in more expensive temporary accommodation, resulting in a direct cost to this policy. It's also a case of 'robbing Peter to pay Paul'more first-time buyers might be on the ladder, but more people are homeless/ in temporary accommodation.

Also, renting to those on benefits is becoming harder as the cost of letting has and continues to rise (rise in the 'cost of doing business' as well as the cost of living), meanwhile, successive governments are squeezing tenants by essentially saying:

1. We haven't built enough social homes, so you will have to live in the PRS

2. We are now stopping the growth of the PRS, so the chance of you getting a property have reduced

3. O h, and by the way, we are freezing the amount of Local Housing Allowance you can pay towards rental accommodation, making some areas pretty impossible for a tenant on benefits to afford.

For example, let’s look at Harrogate, which has a Local Housing Allowance of £136.93 per week for a onebedroom flat ( VOA, 2026). A search on Rightmove shows there are no properties available for this!

Governments have not only reduced opportunities for those on social waiting lists to own a private home, but they have also reduced their ability to afford one, all because successive governments failed to build social housing. In addition, they have vastly increased the cost of housing people in temporary accommodation. Meanwhile, councils have a terrible time trying to attract private landlords to help them house people, so much so that they have been having to offer incentive payments

Governments have not only reduced opportunities for those on social waiting lists to own a private home, but they have also reduced their ability to afford one, all because successive governments failed to build social housing. In addition, they have vastly increased the cost of housing people in temporary accommodation.

This is a crazy situation! However, there is a light at the end of the tunnel, especially for councils, as the Renters’ Rights Act (RRA) gives an opportunity, particularly for landlords looking to leave the sector, to stay in, while the RRA changes bed in. The reason is that the councils are responsible for enforcing a lot of RRA, and especially for the huge fines they will be able to hand out. So, if a private landlord rents via the council, they are likely to work more closely with the council to ensure RRA rules are abided by, and it's in the council's interest to help the landlord, not fine them, but instead ensure the landlord's money goes on improving the rented property.

There is a great opportunity for councils and private landlords to work together to help house those on social waiting lists. Events like the National Landlord Investment Show introduced this initiative last year through the ‘rent for good ’ initiative and work closely with expert suppliers and councils looking to bridge the gap between the social and private rental sectors. The show will continue to address this challenge at the coming shows in 2026, which are free for landlords and property investors to attend. Check out the upcoming shows in 2026 across the UK here. A great example of an innovative supplier which the National Landlord Investment Show works closely with are Good Place Lettings, London’s first values-led lettings agency, developed by Homes for Good and Crisis, who are on a mission to find good landlords to work with and help provide good quality housing for those who need it.

So, Looking Ahead?

Even if landlords rent to those on benefits, a housing crisis will persist because those needing private rentals will be denied housing. Therefore, unless a housing policy focuses on building new homes, supporting one group (e.g., those on benefits) will harm another.

One solution is we have a policy to support build-to-rent developers - which is great - but we also need local land/building owners (including Local Authorities) to work with local property investors and local SME builders (who we are short of) to build/convert properties and find a scheme that, for example, leases back to LAs for several years after.

The only solution is to strengthen the relationship and opportunities for local councils to work with landlords in the private rented sector, and the Renters’ Rights Act could help improve this working relationship by helping landlords stay in the market.

If you want to see how this collaboration works in practice, get your free ticket to the 100th National Landlord Investment Show on 8th July to attend our Rent for Good Panel Discussion: Bridging the Gap Between Private Landlords & Social Housing. Plus, access 100 industry experts, 100 exhibitors and 100 actionable takeaways for your property portfolio all in one day!

The only solution is to strengthen the relationship and opportunities for local councils to work with landlords in the private rented sector, and the Renters’ Rights Act could help improve this working relationship by helping landlords stay in the market.

BTL Mortgages: What to Look Out for and Interest Rate Predictions for the Year Ahead

Prateek Solapurker, Co-founder, Pauzible

This article explores buy-to-let (BTL) mortgage rates in 2026 and examines how current geopolitical and economic conditions could shape mortgage interest rates over the coming year.

As one of the cheapest forms of financing available, mortgages allow landlords to maximise the use of their equity and improve affordability when expanding property portfolios. As a result, borrowing costs remain one of the most significant factors influencing property investment decisions.

For landlords using leverage to grow their portfolios, even small movements in mortgage rates can materially affect cash flow, yields, and long-term investment strategy. While mortgage interest rates appeared to stabilise at the start of 2026 following the volatility of recent years, the outlook remains uncertain. Financial markets continue to react to geopolitical developments, inflation trends, economic growth forecasts, and central bank policy decisions.

Understanding where mortgage rates currently stand — and where they may head over the rest of the year — is essential for landlords looking to refinance existing properties, secure fixed rates, or plan future buy-to-let investments.

Buy-to-Let Mortgage Rates in 2026

Buy-to-let mortgages typically carry slightly higher interest rates than residential mortgages, as lenders generally consider them to present greater risk. Despite this, some competitive deals remain available for landlords in early 2026, including:

• Two-year fixed rates starting from 3.15%

• Three-year fixed rates starting from 4.27%

• Five-year fixed rates starting from 4.39%

• Variable rates starting from 3.85% for two-year terms

However, landlords should avoid comparing products solely on headline interest rates. Mortgages offering the lowest advertised rates often include substantial arrangement or product fees, which can significantly increase the overall cost of borrowing.

For this reason, mortgage brokers typically recommend assessing the total borrowing cost over the full deal period rather than focusing exclusively on the initial interest rate. The APRC (Annual Percentage Rate of Charge) can provide a more meaningful comparison between mortgage products with differing fee structures.

Fixed vs Tracker and Variable Rates

Most landlords in the UK prefer fixedrate mortgages, primarily because they provide certainty over monthly payments during the fixed term. However, fixed rates are not always the best option in every scenario.

Landlords should carefully consider early repayment charges (ERCs),

particularly if there is a possibility of refinancing or exiting the mortgage before the end of the fixed period.

Tracker mortgages, by contrast, follow the Bank of England base rate — currently 3.75% — plus an agreed margin. Variable or tracker products can be attractive where borrowers expect interest rates to fall during the mortgage term. In addition, some tracker products do not carry early repayment charges, offering greater flexibility.

Factors to Consider When Choosing a Lender

While interest rates remain a key consideration, landlords should also assess several other important factors when selecting a lender.

Property Type

If the property is an HMO, holiday let, or multi-unit freehold block (MUFB), financing options may be more limited. In these cases, specialist buy-to-let lenders are often better positioned to provide suitable mortgage products.

Imperfect Credit History

A missed payment or minor adverse credit event does not necessarily prevent a landlord from securing finance. Many lenders are willing to consider the broader circumstances surrounding historical credit issues and assess applications on a case-bycase basis.

Loan-to-Value (LTV)

The most competitive mortgage rates are typically available at lower loanto-value ratios, particularly around 60% LTV. However, landlords requiring funds for refurbishment projects or new acquisitions may consider higherLTV mortgages to improve short-term liquidity.

Alternatively, a second-charge mortgage may allow landlords to release equity without disturbing an existing primary mortgage or triggering early repayment charges.

Interest Coverage Ratio (ICR) and Affordability Assessments

Lenders apply different affordability models when assessing buy-to-let applications. While some rely heavily on stressed Interest Coverage Ratio (ICR) calculations, others take a more holistic approach by considering surplus rental income across a wider portfolio or additional personal income sources.

Understanding how each lender approaches affordability can significantly improve financing options for portfolio landlords.

Why Mortgage Interest Rates Remain Uncertain

Mortgage pricing is heavily influenced by the Bank of England base rate, inflation expectations, and broader economic and geopolitical conditions.

Although rates appeared to stabilise during the early part of 2026, forecasting the direction of mortgage rates has become increasingly challenging. Lenders have withdrawn mortgage products at the fastest pace since 2022 as financial markets react sharply to developments surrounding global conflicts and energy prices.

Ongoing geopolitical instability, particularly in the Middle East, has increased market volatility and driven significant movements in swap rates, which directly influence lenders’ funding costs. Until greater stability returns to financial markets, mortgage pricing is likely to remain volatile.

Mortgage Interest Rate Predictions for 2026

Market expectations for UK interest rates shifted notably during early 2026.

As recently as February, financial markets anticipated that the Bank of England base rate would fall by 0.5% to 3.25% by year-end. However, renewed geopolitical tensions in the Middle East pushed global oil and gas prices higher, increasing inflationary pressures and altering market expectations.

Markets now anticipate at least one additional base rate increase before the end of 2026, potentially taking the Bank of England base rate to 4%.

At the same time, rising swap rates — driven by inflation concerns, energy market disruption, and political uncertainty within the UK — have increased lenders’ funding costs, contributing to higher mortgage pricing.

Even if geopolitical tensions ease in the near term, ongoing supply-side constraints in energy markets may continue to keep inflation elevated for some time.

Based on these underlying factors, Pauzible expects mortgage rates to remain relatively high over the next 12 months and unlikely to return to the lower levels seen earlier in the year.

What This Means for Landlords and Property Investors

For buy-to-let investors, mortgage costs have a direct impact on investment viability and profitability.

Higher borrowing costs can place pressure on cash flow, particularly for highly leveraged portfolios, while lower rates can improve returns and support portfolio expansion.

When reviewing financing decisions, landlords should carefully consider:

• Whether fixed or variable products are better suited to their strategy

• Choosing lenders that align with their specific borrowing requirements

• The total cost of borrowing, including fees and incentives

• Stress-testing rental income against potential future rate rises

• Reviewing loan-to-value levels to access more competitive products

Taking a long-term approach remains critical. Even relatively small changes in borrowing costs can materially affect investment performance over the life of a property investment.

For landlords, the key priority should be careful financial planning and obtaining high-quality advice from an experienced mortgage broker. A clear understanding of how mortgage interest rates affect investment returns can help landlords make betterinformed decisions when refinancing, fixing rates, or expanding their property portfolios in an increasingly unpredictable market.

The most competitive mortgage rates are typically available at lower loan-to-value ratios, particularly around 60% LTV. However, landlords requiring funds for refurbishment projects or new acquisitions may consider higher-LTV mortgages to improve short-term liquidity.

Navigating Market Uncertainty: A Q&A with Lucy Waters

As 2026 progresses, landlords and property investors are once again operating in a shifting environment. Interest rate expectations are moving quickly, geopolitical tensions are influencing confidence, and lenders are adjusting pricing and appetite in real time. We sat down with Lucy Waters, Managing Director at Aria Finance, to understand what this means in practice.

How would you describe the current sentiment in the property finance market?

At the start of the year there was genuine optimism. Investor confidence was improving, mortgage rates were easing, and expectations pointed towards greater stability. However, that picture has shifted quickly.

Interest rate forecasts have moved from anticipated cuts to potential increases in a short space of time, driven by inflation concerns and global instability. What we’re seeing now is not a collapse in confidence, but a return to caution. For landlords, that means decisions are being made in a far less predictable environment than even a few months ago.

What’s driving this volatility?

It’s a combination of factors. Monetary policy expectations are changing rapidly, and lenders are reacting before any official base rate movement occurs. This “forward pricing” effect means borrowing costs often move ahead of the headlines.

At the same time, geopolitical instability, particularly conflict in the Middle East, has added another layer of uncertainty, influencing inflation expectations and funding costs. We’ve also seen disruption within the lending market this year, prompting greater scrutiny around lender stability and funding structures.

How is this affecting landlords specifically?

Refinancing is the key pressure point.

Many portfolios built or refinanced in a lower-rate environment are now

coming up for renewal in very different conditions. Even modest rate changes can significantly impact cashflow, particularly for leveraged portfolios.

Lenders are also applying greater scrutiny to rental coverage and overall portfolio performance. As a result, landlords need to take a more proactive approach to managing debt rather than simply rolling facilities forward.

Is there a risk in waiting for rates to improve?

Yes, and it’s a common misconception.

Markets typically price in expectations ahead of time. If rates are expected to rise or remain uncertain, lenders adjust pricing accordingly. Waiting can therefore increase costs, especially if it leads to rushed refinancing or reduced lender choice.

Timing risk has become just as important as rate risk.

What should landlords be thinking about when managing portfolios right now?

Flexibility is critical.

That means keeping options open, whether through diversifying lending structures or reassessing leverage levels. It’s also important to remain realistic on valuations and rental assumptions. This is not a uniform market; performance is highly regional, and strategies need to reflect that.

How have lenders changed their behaviour?

Lenders are far more reactive than they were 12–18 months ago. Product

availability can shift quickly, with fixedrate products withdrawn or repriced at short notice.

This directly impacts refinancing planning and reinforces the importance of working with lenders who are transparent, well-capitalised, and consistent. Reliability is now just as important as rate.

What role does bridging or short-term finance play in this climate?

Short-term finance remains a valuable tool, particularly where timing is critical or where landlords need flexibility between refinancing options.

However, it only works when the exit strategy is robust. With mortgage products changing quickly, exits need to be carefully stress-tested. Speed and certainty are key advantages but only when supported by strong planning.

Finally, what’s your outlook for landlords in 2026?

It’s a market defined by uncertainty rather than direction.

We’re unlikely to see smooth, linear improvement. Instead, fluctuations in sentiment, pricing and lender appetite will continue, driven by economic and geopolitical developments.

For landlords, the priority is not predicting the next move but building resilient portfolios. Those who remain flexible, actively manage their debt, and seek informed advice will be best positioned to navigate what comes next.

The Rise of Regional Development: Looking Beyond London

Reece Mennie, CEO and Founder, HJ Collection

Many years ago, making money in the property sector was heavily linked to London: the capital was seen as the place to invest to make the most attractive returns. Billions of pounds were spent on developments in Canary Wharf, Shoreditch and the Docklands (among other hotspots) which saw annual returns of 10% and higher for those who had bought property in prime locations.

While the city still undoubtedly has investment potential, its hallowed position in the minds of would-be landlords and investors has been dented somewhat in recent years, meaning the regional towns and cities which had been overlooked for so long are now experiencing their moment in the spotlight.

Remote Working Boosts Regional Appeal

The undeniable shift towards hybrid and remote working means renters who work in London are now able to consider living in a broader range of locations, no longer constrained by needing to commute five days a week. With major infrastructure and commercial projects completed or underway in many of these regional towns, where more affordable living costs are balanced with easy access into London when needed, they have leapt up in popularity.

Towns like Maidenhead and Guildford, alongside smaller locations like Cobham and Weybridge, have all become more popular among not only professionals, but also families who have been priced out of the capital. With scores of people looking to move into these areas, landlords can be confident of high-spec, well-located units being occupied quickly.

Moving North

Rental interest has not only spiked in the commuter belt: there are many towns across the rest of England

where demand is high for good-quality homes at affordable prices. Those with easy access into major cities like Liverpool, Manchester and Birmingham are all increasingly popular, and figures indicate rising demand in places like Stafford (which saw a 12% house price increase in 2025), Wigan (10%) and Hull (between 6% and 10%).

Of course, these towns are not only attractive for would-be renters, but they also provide landlords with the opportunity to purchase units at a much lower price than in London (where prices have been further inflated by the reduction in the number of available prime sites).

Research Equal Returns

It almost goes without saying that undertaking as much research as possible, and relying on experts for support, is essential when it comes to

selecting properties in the right place, for the right price. Up-and-coming towns can often be identified by seeking out information about planned regeneration work to boost transport links, infrastructure or local amenities –as well as analysing data about house price trends and rental waiting lists, for example.

With so many locations proving attractive for renters, and helping landlords achieve significant returns on their investments, thinking beyond London and looking at the many alternatives out there is a wise decision. There are many thousands of properties out there across the country ready and waiting to have their value realised – and overlooking them because of an outdated belief that all the money to be made in property is locked into London could prove a costly mistake, one no discerning landlord wants to make.

It almost goes without saying that undertaking as much research as possible, and relying on experts for support, is essential when it comes to selecting properties in the right place, for the right price.

Rental Growth is Stirring Again –Just as the Rules of Renting Change

Cat Westerling, Executive Head of Residential Lettings UK, Hamptons

For much of the past year, the rental market looked like it was catching its breath. After the extraordinary rises of 2022 and 2023, 2025 became a period of reset as affordability finally bit and landlords found they had less room to push prices. But that cooling phase now appears to have run its course – and the timing is hard to ignore: rental growth is re-emerging just as the Renters’ Rights Act comes into force.

The latest Hamptons Lettings Index shows rents on newly let homes rising by 1.6% year-on-year in March across Great Britain, double February’s pace. It is still subdued by historic standards, but it’s a meaningful movement after months when growth was flat or slipping back.

London is leading the rebound. Inner London rents are up 3.6% over the year, reversing the declines seen at the start of 2025 as demand returned to the capital. Elsewhere, tenant searches were up 24% on a year earlier in March (and 11% in April), the biggest increase since our records began. Yet the market is still defined by scarcity: there are 33% fewer rental homes available than in 2019.

That tight supply is colliding with sweeping regulatory change. Some expected landlords to try to ‘get ahead’ of the Renters’ Rights Act by lifting rents, but there are few signs of a broad, pre-emptive push. Even though rents on renewed contracts are still rising at around three times the pace of new tenancies, the yearon-year rate has eased from 4.7% last March to 2.7% this March.

The Act will also stop landlords accepting offers above the advertised rent. In truth, the market was already moving that way. Bidding wars have faded, and just 7% of homes have been let above asking price so far this year. But once the asking rent can no longer be beaten, it becomes both an anchor and a ceiling. This may nudge some landlords to set asking prices a little

higher from the outset, particularly if demand keeps strengthening.

All of this change is landing as the financial backdrop turns less favourable again. Higher mortgage rates are once more eating into margins for those looking to invest or needing to refinance, while inflation continues to feed through to service charges and maintenance. Many landlords are absorbing more of that squeeze, putting extra cash into mortgages and leaning harder on risk management too, through greater use of insurance and professional management to cover potentially longer voids and more complex possession routes.

Put it together, and the direction of travel is clear. The shortage of homes to rent hasn’t eased, and demand is rising again, so upward pressure on rents is returning.

We expect that to feed through over the remainder of 2026. Conditions don’t point to a return to the extreme pace of 2022, but achieved rents are still likely to rise by around 3% this year. The reason is twofold: the longer-term imbalance between demand and the supply of rental homes hasn’t gone away, and the cost of providing those homes is rising again as mortgage rates and running costs bite.

Landlords, meanwhile, are finding ways to make it work. And the growing move to hold property in limited companies is perhaps the clearest tell of all: you don’t incorporate unless you’re planning to stay in the game.

The

Act will also stop landlords accepting offers above the advertised rent. In truth, the market was already moving that way. Bidding wars have faded, and just 7% of homes have been let above asking price so far this year. But once the asking rent can no longer be beaten, it becomes both an anchor and a ceiling.

THE RENTERS' RIGHTS ACT IS HERE, WE'LL HELP YOU MAKE A SMOOTH LANDING

Four Lessons Landlords Can Take From the Goodlord Leaders Forum

Nicole Bonner, Content, Community & PR Lead, National Landlord Investment Show

On 14th April, I had the pleasure of attending the Goodlord Leaders Forum, a day designed for the leaders of the lettings industry. Sitting in the audience, the mood and atmosphere in the room was that was optimistic and forward thinking, and while the event was aimed at industry leaders, the themes discussed have clear implications for landlords. The central message was that, despite the biggest legislative change in over 30 years, there remains a significant misalignment between landlords, agents and tenants in how the sector operates and is understood.

The central message running throughout the day was that, despite the private rented sector facing its biggest legislative change in more than 30 years, there remains a surprising level of misalignment between landlords, agents and tenants. From compliance and regulation to technology and service expectations, the challenges facing the sector are not always being viewed through the same lens.

To set the scene, Goodlord CEO William Reeve opened the event with a simple but provocative question: "Is renting broken?"

Drawing on findings from the latest “Renting is Broken” report, the forum explored the pressures, frustrations and opportunities shaping the future of the UK’s rental sector. For landlords, four key themes stood out: the growing burden of administration, questions around value and professional support, the widening knowledge gap created by regulatory change, and the role technology and AI will play in the years ahead. I explore each one in turn and what landlords can learn from this.

The

Admin Avalanche

The report describes the increasing burden of administration in the sector as an “Admin Avalanche”. As regulation tightens, these pressures are only set to increase, with more required at every stage of the tenancy lifecycle, from onboarding to compliance and ongoing management.

For landlords, much of this work is not always visible. While value is often measured through tenant find or rent collection, an increasing proportion of an agent’s role now sits in compliance and risk management. The key takeaway is that the real value of a letting agent is often found in what doesn’t go wrong. As regulation increases, so does the importance of the systems and expertise operating behind the scenes.

The Value Void

The “Value Void” highlights a disconnect between the work agents carry out and how landlords perceive that value. The report found that only 6% of landlords are satisfied that they receive good value for money. This

reflects a widening gap between the increasing complexity of the role and how it is understood by landlords.

As regulation increases, agents will need to be clearer in demonstrating the compliance, risk management and expertise they provide. Equally, landlords must recognise that managing property in a more regulated environment carries greater risk than before.

In this context, the role of a professional letting agent is becoming less about convenience and more about protection from regulatory and operational risk.

The Regulatory Reset

A key learning from the forum is that while the Renters’ Rights Act represents a clear shift in legislation, its practical implementation will look very different. It is within this gap between theory and day-to-day application that much of the uncertainty lies.

This was evident in discussions around the removal of Section 21 and the introduction of 37 new grounds

for possession. While the headline changes are clear, the detail will take time to fully embed across the sector. There is likely to be a lag between the introduction of these rules and their consistent application in practice. Letting agents are expected to be at the forefront of navigating this transition, translating legislation into operational reality.

For landlords, this practical insight and early interpretation will be a crucial source of support as the sector adjusts.

The Technology Trap

Finally, while the Renters’ Rights Act dominated much of the conversation, another transformative force was never far from the agenda: technology and AI. As William Reeve remarked in his opening speech, there is “no deadline for this”. Unlike regulatory change with the 1st May, AI is evolving continuously and at a remarkably fast pace.

The report's "Technology Trap" highlights that many agents feel technology adds complexity rather than reducing it. Yet with

increasing regulatory pressures and administrative workloads, technology should play an important role in improving efficiency and streamlining processes.

For landlords, the key takeaway is that AI and technology are no longer future considerations. The challenge is moving beyond talking about technology and finding practical ways to use it to save time, reduce friction and improve decision-making. When working with a letting agent, landlords should be asking what technology is being used to manage properties, improve communication, streamline compliance and reduce administrative burden.

Looking ahead

While much of the forum focused on letting agents, landlords can take plenty from these discussions too. As regulation, compliance and technology continue to reshape the sector, the key question is whether landlords have the right support, knowledge and tools in place to adapt. Those who do will be best placed to navigate the changes ahead.

For landlords, the key takeaway is that AI and technology are no longer future considerations. The challenge is moving beyond talking about technology and finding practical ways to use it to save time, reduce friction and improve decisionmaking.

Four Questions Every Landlord Should be Asking Their Letting Agent in 2026

Logan Ransley, Managing Director UK & Co-Founder, Landlord Studio

The questions landlords used to put to a prospective agent — what's your fee, how fast do you find tenants, how often will I hear from you — no longer tell you what you need to know. The Renters' Rights Act is now in force. Making Tax Digital for Income Tax is already biting for landlords earning over £50,000, and the threshold drops to £30,000 next April. In 2026, choosing a letting agent isn't a marketing decision or a price decision. It's a compliance decision. Here are the four questions I'd put to any agent before I handed them a property.

1. How will you handle Renters' Rights Act documentation, in detail?

The right answer isn't “we've trained the team.” It's specific. Ask how they'll serve the Information Sheet ahead of the 31 May Phase 1 deadline, how they'll handle the transition from assured shorthold to assured periodic tenancies, and which version of Form 3A and Form 4A they're using. If the answer is vague, or “we'll get back to you”, that tells you everything. The penalties for getting this wrong sit on the landlord, not the agent.

2. What records will I have for Making Tax Digital?

This is the question most landlords aren't asking yet, and the one that will cost them the most time next spring. MTD for Income Tax means quarterly reporting, structured data, and clean digital records — not a PDF statement once a month. Your agent's day-to-day system has become part of your tax workflow. The modern operating platforms letting agents are now adopting — including the one we are building at Landlord Studio, Nexus — are designed so the records produced by the agent are usable by the landlord at year-end

without a reconstruction job. Ask your agent what their data looks like, in what format, and whether they can hand it to you (or your accountant) on demand. If the answer is “spreadsheets and statements”, you have a problem coming.

3. How will I see what's happening on my property in real time?

Landlord-facing reporting used to be a nice-to-have. With the new compliance footprint, transparency is now self-protection. You should be able to log in and see income, arrears, maintenance status and document trails without picking up the phone. The good agents are already building this in. The ones who aren't are betting that you won't ask.

4. If we end up in court, what evidence can you produce — and how quickly?

This is the one most agents don't expect. If your agent can't produce a date-stamped audit trail of every notice served, every payment posted and every conversation logged, your case starts on the back foot before anyone has spoken. Ask what their evidence pack looks like.

Landlord-facing reporting used to be a nice-tohave. With the new compliance footprint, transparency is now self-protection. You should be able to log in and see income, arrears, maintenance status and document trails without picking up the phone.

How Landlords Can Empower Tenants Through Data-Driven Retrofit: A Resident's Perspective

Tony Teal, Aico

For many housing providers and landlords, retrofit programmes are about long-term sustainability and asset management. For Josh Mac, a resident of Yorkshire Housing and member of the Ministry of Housing's strategy panel, the impact was far more immediate: improving his family's comfort, wellbeing, and financial security.

This case study highlights the collaboration between Aico, Yorkshire Housing, contractor Broad Oak, and Josh, demonstrating how Aico's HomeLINK Connected Home Solution provided the visibility needed to optimise a complex energy-efficiency retrofit, and a practical case study of how landlords can do the same whilst empowering tenants.

The Challenge: High Energy Demand and Rising Costs

Josh's household has significant energy requirements, supporting family members with disabilities and operating medical equipment, including feeding pumps, mattress pumps and oxygen machines 24/7.

Rising energy prices placed considerable strain on household finances. By 2021, annual energy bills had reached approximately £3,000-£3,500. The property also experienced damp and mould issues, requiring wider improvements. Working alongside Yorkshire Housing, Josh developed a plan to improve the home's energy performance and create a healthier living environment.

The Solution: A Comprehensive Retrofit

Yorkshire Housing delivered a full retrofit package designed to move the property away from fossil fuels, including:

• Cavity wall, loft and room-in-roof insulation.

• Air source heat pump, upgraded radiators and hot water cylinder.

• Solar PV and battery storage.

• Aico HomeLINK integration with 12 sensors.

Environmental Sensors were installed throughout the property, including utility and plant rooms, with all devices connected through the Gateway to provide a complete picture of the home's environmental conditions.

Data in Action

The value of the system became clear shortly after installation. Although the heat pump was operating correctly, HomeLINK data identified unexpectedly high humidity levels within the utility room.

Using these insights, Josh alerted Yorkshire Housing, who investigated and discovered a hidden humidity issue. An extractor fan was installed, and within 72 hours, humidity levels returned to healthy levels.

The intervention helped prevent potential respiratory issues for the family while protecting the newly renovated property from future damp-related damage.

Financial and Lifestyle Outcomes

The retrofit has delivered significant benefits for both the property and its occupants.

The value of the system became clear shortly after installation.

Beyond financial savings, the Resident App has given the family greater confidence in managing their home safety.

Unlocking the Full Potential of Data

Many retrofit programmes already collect large volumes of environmental data. The next opportunity lies in turning that information into meaningful action. By converting data into clear maintenance tasks and interventions, housing providers can deliver healthier homes and achieve better long-term outcomes.

With the Decent Homes Standard due to be extended to the private rented sector by 2035 and deadlines for EPC upgrades proposed to be implemented in 2030, understanding data has never been more important for landlords when assessing property upgrades and maintenance tasks.

A Tenant-Centric Future

Josh's story demonstrates how retrofit success should be measured not only through energy efficiency targets, but also through resident wellbeing. By combining technology, data and collaboration, landlords can create healthier, safer and more sustainable homes while keeping residents at the centre of every decision.

Connected Home Solution

Real Time Insights into Every Home you Manage

A proven, scalable solution designed for social housing providers - reducing risk, improving compliance, and delivering ROI.

The HomeLINK Connected Home Solution can help to:

Identify Damp & Mould at the source

Strengthen Compliance & Asset Management

Support Net Zero targets

Improve Fire Safety

Making Tax Digital for Income Tax is Now Live

Craig Ogilvie, Director for Making Tax Digital, HMRC

The

biggest change to Income Tax Self Assessment since 1997 will now see around 864,000 sole traders and landlords in the UK, with a combined turnover of more than £50,000 from self-employment and property, required to sign up for Making Tax Digital (MTD) for Income Tax.

Launched on 6 April 2026, those with income above the threshold must now use compatible software to keep digital records, send four simple quarterly updates of their income and expenses and submit their annual tax return to HM Revenue and Customs (HMRC).

Statistics released by HMRC show an estimated 605,000 sole traders and 118,000 landlords are required to use MTD for the 2026 to 2027 tax year. Another 141,000 are both sole traders and landlords.

Most customers will have received a letter from HMRC confirming they need to join, which also explains what they need to do and includes a QR code linking to GOV.UK guidance.

About 290,000 sole traders and landlords have already signed up for MTD for Income Tax, with more than 18,000 quarterly updates successfully submitted through a voluntary testing programme.

For most, the first quarterly update under MTD for Income Tax will cover the period from 6 April to 5 July 2026 and will need to be submitted by 7 August 2026, followed by subsequent quarterly updates on 7 November 2026, 7 February 2027 and 7 May 2027.

A new points-based penalties system for late submissions will apply, where a £200 fine is only triggered once

four points are reached, meaning the occasional slip-up will not result in an immediate fine.

We understand that for many, the first year will be an adjustment to the new process, which is why no penalty points for late or missing quarterly updates will be applied for the 2026 to 2027 tax year – although points will still apply for late tax returns.

Free software options are available, with a range of paid packages also on offer to suit different needs. Once all your digital records of income and expenses have been created, the software will use them to generate your quarterly update.

Those joining MTD for Income Tax from April 2026 will still file their Self Assessment return for the 2025 to 2026 tax year in the usual way by 31 January 2027. The first tax return that most customers will submit using their MTD compatible software, covering 2026 to 2027, will be due by 31 January 2028.

HMRC is urging anyone else in scope of MTD for Income Tax to act now: read the guidance, choose software and sign up on GOV.UK. Those who genuinely cannot use digital tools can apply for an exemption.

Those with qualifying income above £30,000 will be required to use MTD for Income Tax from April 2027. The threshold will then decrease to £20,000 from April 2028.

HMRC is urging anyone else in scope of MTD for Income Tax to act now: read the guidance, choose software and sign up on GOV.UK. Those who genuinely cannot use digital tools can apply for an exemption.

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The Most Frequently Asked Questions by Landlords Enrolled in Making Tax Digital

Marco Ferrari, Co-Founder & COO, Hammock

Until recently, Making Tax Digital (MTD) for Income Tax was something landlords could afford to think about “later”. A future change on the horizon. A tax reform that seemed distant enough to postpone planning for another day.

That’s no longer the case. With MTD now live, property investors across the UK are moving from theory to practical implementation. The questions landlords are asking today are no longer “What is MTD?” but rather:

• How will this work in practice?

• What exactly do I need to report?

• Can I still use spreadsheets?

• How do quarterly updates actually work?

For members of the National Landlord Investment Show community, many of whom manage growing portfolios, joint ownership structures, or mixed income streams, these are important questions to answer early. The good news? Most landlords don’t need to panic. But they do need a plan. Here are some of the most common questions landlords are asking now that MTD is becoming a reality.

1. “The threshold for inclusion is £50,000. How is that calculated?”

This is one of the most frequently misunderstood aspects of MTD. From April 2026, landlords and sole traders with qualifying income above £50,000 will need to comply with MTD for Income Tax. From April 2027, the threshold drops to £30,000. But crucially, this threshold is based on gross income, not profit. That means HMRC looks at the total income you receive before expenses are deducted.

For landlords, this includes:

• Rental income from UK property

• Overseas property income

• C ombined income from sole trading activities if applicable

For example:

• A landlord earning £42,000 in rental income and £15,000 from freelance consulting would have a qualifying income of £57,000 and fall into MTD from April 2026.

• Another landlord earning £60,000 in rent but making only £8,000 profit after mortgage interest and expenses would still fall within MTD because the threshold is based on turnover, not taxable profit.

This catches many landlords off guard because they assume low profits mean exemption. It’s also important to remember that HMRC assesses eligibility using information submitted through Self Assessment returns for the previous tax year. If your income last year exceeded the threshold, you should expect to be enrolled.

2. “How does MTD work if I jointly own property?”

Joint ownership is another area generating significant confusion.

Many landlords own property:

• With a spouse or partner

• Through unequal ownership splits

• Across multiple properties with different ownership arrangements

Under MTD, each individual taxpayer reports their own share of property income and expenses.

So if a married couple owns a rental property 50/50:

• Each spouse reports 50% of income and allowable expenses

• Each spouse may need their own compatible software setup

• Each person’s MTD obligations are assessed individually

This becomes more complicated where beneficial ownership differs from legal ownership, or where Form 17 elections are involved.

For example:

• O ne spouse may receive 90% of rental income for tax purposes

• Another may own separate properties independently

• O ne landlord may exceed the threshold while the other remains below it

Landlords with joint ownership arrangements should begin reviewing how income is currently tracked and allocated. Many spreadsheets were never designed for quarterly digital submissions or multi-owner reporting requirements.

Hammock can help landlords categorise transactions accurately, separate ownership quotas, and maintain clear records throughout the year rather than scrambling at tax return time. Joint owners can submit their respective MTD quarterly filings under a single Hammock licence.

3. “I have both property income and self-employed income. How does that work?”

This is increasingly common among modern landlords.

Many property investors also:

• Run consultancy businesses

• Work as contractors

• O perate side businesses

• Earn freelance income

Under MTD, all qualifying income streams are combined when assessing whether you exceed the threshold. However, the reporting itself involves separate obligations.

For instance:

• Property income needs separate quarterly updates from selfemployment income

• Different accounting periods may apply

• Separate records may need maintaining

This is why landlords should think beyond “tax compliance” and start thinking about overall financial organisation. Typically, landlords with sole trading income will need a separate solution to submit MTD updates for sole trading. Hammock has a deep-link integration with Intuit QuickBooks and a strategic partnership with Sage, to help with this scenario.

MTD

can result in operational efficiency

It’s understandable that landlords feel uncertain about MTD. The rules

are evolving, and quarterly reporting represents a significant change in behaviour. Getting the set-up right and getting to grips with this new tax initiative undoubtedly requires work at this stage. However, after the setup is complete, there’s also an opportunity here.

Landlords who embrace digital accounting early often gain:

• B etter visibility over portfolio performance

• Cleaner financial records

• Easier collaboration with accountants

• Reduced stress at tax time

• M ore confidence in financial decision-making

Especially for landlords with growing portfolios, this shift can ultimately become an operational advantage.

Typically, landlords with sole trading income will need a separate solution to submit MTD updates for sole trading.

From Regional Auction Brands to a National Platform

Andy Thompson, National Director, BTG Eddisons

Property Auctions have changed significantly over the last decade. Volumes are higher, the demographic of sellers has widened and buyers are now far better informed than they once were. What used to be a predominantly regional, relationship-driven market , is now a national one, operating at pace and under greater scrutiny.

Against that backdrop, scale and consistency matter just as much as local knowledge.

In recent years, many of the UK’s most established auction brands have found themselves working with very similar types of clients. Local authorities disposing of surplus assets, landlords rationalising portfolios and lenders and receivers who need speed, transparency and certainty of outcome.

Online auctions have become the default route to market - but they’ve also raised expectations around process, clarity and consistency.

A Market That Has Outgrown Fragmented Delivery

There was a time when strong regional brands were not only logical but essential, and from that approach came some very successful businesses: Pugh in the North West. SDL Property Auctions in the Midlands and beyond. Mark Jenkinson Yorkshire and Network Auctions in the South. Each built its reputation by understanding local markets and delivering results.

What has changed is the nature of the instruction.

Today, a housing association instruction might span Greater Manchester, West Yorkshire and the North East. Corporate sellers often need a single auction approach across multiple regions, while buyers are operating nationally and expect consistency wherever an asset sits.

In that environment, having one, seamlessly connected business to

communicate with brings greater clarity, whilst having regional bases maintains the regional, local market and area knowledge.

This sentiment reflects that the market has not lost its regional character, but it has outgrown siloed operations.

Why we Brought the Brands Together

That is the context behind the move to bring Pugh, SDL, Mark Jenkinson and Network Auctions together under one platform as BTG Eddisons Property Auctions.

This was not a cosmetic rebrand. It was an operational decision.

The aim was to create a single national auction business that still benefits from regional expertise, but delivers it through shared standards, shared systems and one clear route to market.

In practice, that means one catalogue, one buyer audience and one set of processes – no matter where the lot is located. Clients with stock in Leeds, Manchester and London deal with the same structure and receive the same reporting. Buyers access a broader range of assets in one place instead of tracking multiple brands.

Local knowledge remains critical. The difference is that it now sits within a joined-up national framework.

What this Reflects About the Wider Market

This consolidation reflects what’s happening more widely in the property sector.

Agency and professional services firms have moved toward larger, integrated platforms. This strengthens and delivers services more consistently. Instructions are more complex than they once were, often involving mixed-use assets, larger portfolios or generally difficult client circumstances. These are the types of disposals that require depth of resource as well as local knowledge.

Transparency is now non-negotiable. Buyers expect clear legal packs, consistent information and predictable timelines. Sellers expect accurate reporting, meaningful feedback and certainty around process.

Those expectations are harder to meet when businesses operate through legacy brands and disconnected systems.

Looking Ahead

For sellers, the shift toward unified auction platforms should mean clearer advice, broader buyer reach and fewer moving parts. For buyers, it should mean better access to stock, better information and a more consistent experience.

For the UK’s auction market as a whole, it reflects how the sector now operates.

Regional identity still matters, but it now sits alongside scale, governance and delivery. The strongest businesses will be those that can balance both.

BTG Eddisons Property Auctions is our response to that reality - not a change in what auctions are, but an acknowledgment of what the market has become.

From Landlord to Developer: Lessons From Property Developer Live in March 2026

Nicole Bonner, Content, Community & PR Lead, National Landlord Investment Show

Stepping up from landlord to developer is a massive leap. Here we recap expert advice from the new Property Developer Live stage at the National Landlord Investment Show, back on 24th March, to give a glimpse of what to expect from Property Developer Live on 8th July at our 100th show.

We understand that the transition from landlord to developer is a huge step, requiring a complete shift strategy, planning and execution. At the first National Landlord Investment Show of 2026, the debut of the Property Developer Live stage provided a unique platform for this evolution.

Featuring a "silent disco" setup where the audience tuned in via headphones, the stage hosted a high-energy exchange between seasoned experts who shared their insights with our ambitious community of investors looking to move beyond simple refurbishments into the complex world of property development.

Hosted by Ritchie Clapson of propertyCEO, the panel featured industry heavyweights including John Howard (Property Expert), Mario Carrozzo (Caridon Group), Eddie Hughes (Former Housing Minister), Adam Lawrence and Andrew Binstock (Auction House London).

In case you couldn’t make the talk in person, here are some of the top tips from our panel of experts.

How to Find Your First Deal

When it comes to finding that elusive first deal, the experts agreed that success lies in both relationships and market data.

Adam Lawrence opened the discussion by noting that your search criteria must align with your ultimate end goal. Those looking to build to sell should keep

an eye out for growth opportunities and planning snags that others have overlooked, while those buying to hold should focus on long-term income projects.

He cautioned that many investors struggle because they jump on popular trends too late, rather than using data to identify where the market is going, which could see them missing out on development opportunities.

Adding to the conversation, John Howard built on this, explaining that he ignores broad data entirely in favour of passion and personal interest. Because property development will inevitably have unforeseen hurdles and obstacles along the way, John added that you need a personal connection to a project to see it through to completion.

He also debunked the modern definition of "off-market" deals, clarifying that if a property is emailed to a list of a thousand or more people, it is effectively on the open market. True off-market opportunities, he insisted, are born solely from a developer’s private network and a deep understanding of what they are looking for.

The conversation then shifted to the regulatory and social landscape of finding deals. Former Housing Minister Eddie Hughes highlighted how shifting political tides can create windows of opportunity. While the previous Conservative government relaxed Permitted Development (PD) rights, the

current Labour government’s ambitious housing goals could lead to further streamlined rules and fewer hurdles for developers. For those just starting out, Eddie suggested looking where the need is greatest; by identifying what local authorities require in terms of housing, developers can find a balance, such as converting commercial units into residential spaces in high-demand areas, to significantly speed up the approval process.

Mario Carrozzo supported this demandfirst approach, noting that opportunities exist in any market condition if you prioritise what the end-user actually needs. He advised new developers to view their first completion as a learning opportunity, using the experience of one deal to build a more robust foundation for the next.

Finally, before moving on to the next topic, the panel looked at the technical side of securing a deal through the lens of the auction house.

Andrew Binstock of Auction House London stressed that finding a deal is often about understanding the needs of the seller. The most lucrative deals are found by establishing which sellers are highly motivated and cannot afford the risk of a property failing to sell under the hammer.

Andrew urged aspiring developers to build genuine relationships with auctioneers, but issued a stern warning: be ready to take immediate action. To be

a successful developer, one must first be a good buyer, which means having your ducks in a row regarding finance and due diligence before making an offer.

In the fast-paced world of auctions and development, wasting a professional's time or making a half-hearted offer can ruin a reputation, and in this industry, you rarely get a second chance to make a first impression.

What Size Development Should Newbies Take On?

The transition from landlord to developer inevitably raises the question of scale: how big should a first project be? After all, first-timers should not bite off more than they can chew!

Andrew Binstock suggests that new developers should look for "land with hope”, plots that either come with planning permission or have the clear potential to secure it for a future sale. However, he warns against blind optimism; success requires a deep dive into the available data on the plot to see if planning has been previously refused.

Before taking action, a developer must methodically work out profit margins and consult with builders and industry professionals. The goal is to do the heavy lifting of research in advance so that the numbers hold up under pressure.

John Howard expanded on this by noting that the right size depends entirely on an individual’s appetite for risk.

For those moving from the Buy-to-Let space, he recommends taking small, manageable steps, such as converting an existing building into a few flats, rather than jumping into massive ground-up schemes. Because development is capital-intensive, John highlighted the importance of using planning consultants and conducting exhaustive due diligence to "de-risk" the project before a single penny is committed to the purchase.

When it comes to property development, unlocking the hidden potential of a site often requires a professional eye, a point emphasised by Eddie Hughes. He noted that the best advice for a newcomer is to find a talented architect early in the process. An architect can often see possibilities for growth and scale that an untrained eye might miss, transforming a seemingly average project into a highsuccess development.

This creative vision, however, must be grounded in a rock-solid business plan. Mario Carrozzo stressed the importance of proof of concept, advising developers to explore all options and, most importantly, prepare for the worst-case scenario. He advocates for a "Plans A, B, and C" approach, ensuring multiple exit strategies are in place so the investor understands exactly how to recoup their capital if the primary plan falters. Once a concept is proven successful, it can then be repeated and scaled.

To wrap things up, Adam Lawrence brought the focus back to the most invisible risk in development: time.

He cautioned that "time can kill a development," noting that planning processes can often drag on for up to two years. Without practical and professional advice, a novice developer might find themselves trapped in a timeframe they aren't financially equipped to handle.

Learn More

Are you ready to explore development opportunities as a landlord? Learn more at our Property Developer Live stage at the National Landlord Investment Show’s 100th show on 8th July in London at Old Billingsgate, where you can be part of the audience and learn first-hand from the experts. Get your free show tickets today

When it comes to property development, unlocking the hidden potential of a site often requires a professional eye.

The Million-Pound Opportunity Hiding in Plain Sight for Property Investors

Rachel Knight, Founder, TitleSplit.com

Property investors spend years chasing growth through the same formula: buy, refurbish, refinance, repeat. But in 2026, one of the biggest opportunities in the UK market may not come from building more units or waiting for capital appreciation. It may come from recognising value that already exists and repositioning it correctly.

As landlord taxation increases, tenant reform reshapes the market and operating costs continue to rise, many portfolio landlords are reassessing whether their assets still perform. Some are reducing exposure, others are exiting altogether. That shift is creating access to a category of property that has historically remained difficult to acquire: existing multi-unit assets owned under a single title. These are known as unsplit freeholds.

They already exist across the UK in the form of apartment blocks, mixeduse buildings, multiple houses on one freehold, converted commercial buildings, annex properties and other multi-unit arrangements. Yet despite containing multiple income-producing units, many continue to be owned and valued as a single investment asset. That creates an opportunity many investors miss. Currently, there are 762,450 unsplit freeholds including leasehold freeholds, on the land registry with between 2 and 20 addresses owned by private landlords on their own name. There is a huge opportunity for property investors to break up these freeholds and add 25-35% to capital valuations.

Understanding the Value Gap Most Investors Never Calculate

One of the biggest misconceptions in property is assuming that more units automatically equal more value. That is not how banks value property. When multiple residential units sit on one freehold title, lenders and surveyors typically assess value using investment methodology. They look at rental income and local commercial yields. Higher yields generally reduce values. Lower rents suppress growth further.

But individual residential units are valued differently. They can access retail market comparables. This means two properties with identical bricks and mortar can produce materially different valuations depending on how ownership is structured. That difference between block value and individual retail value is where Title Splitting becomes powerful. Investors who understand this are not relying solely on future market growth. They are creating access to value already sitting inside the asset.

What This Looks Like in Practice

£198,850 Capital Uplift: The Residential Buy-to-Let Deal

The Title Split deal depicted in the image is a deal done by one of our clients, which was completed in July 2025. This is a 5 flat residential property in the Southeast. This property was refurbished before purchase by our clients build team. No bridging finance was taken to complete this purchase or refurbishment.

See figure below for the Title Split Value Pyramid.

Purchase Price £485,000

Refurbishment & All Costs £170,000

Total Money into the Deal £655,000

Unsplit RICS Valuation after refurbishment based on rent and yield calculation £681,150.

Title Split Valuation (based on local comparable sales prices £880,000). This represents a £198,850 capital uplift created through the title split.

Additional Outcomes

• 5 B uy-to-Let mortgages secured on day one (interest rate 5%)

• M oney left in the deal: none. In fact, £5,000 was returned to the client’s bank account on completion (MIMO)

• Total rental income from the five flats: £54,492 per annum

• E stimated tax saving to the landlord: £132,000

Importantly, this uplift was not created through waiting five years for the market to rise.

It came from understanding valuation and structuring.

So Where Are These Opportunities?

The challenge is not scarcity. It is visibility. Only a small proportion of unsplit freeholds come to market publicly. Investors finding these deals are identifying blocks with multiple utility meters, reviewing Land Registry records, analysing flats listings, searching mixed-use stock and directly approaching landlords who want quiet exits without disrupting tenants. The investors who move fastest in 2026 may not be the ones buying the most property.

They may be the ones who understand that some of the biggest gains are not created through construction. They are unlocked through recognising hidden value before everyone else does. Contact Title Split Limited (www.titlesplit.com) to find out how you can have access to this amazing lucrative cashflow and capital growth strategy. Or Scan the QR code to join our free webinar and learn more about Title Splitting.

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