As we draw ever closer to the planned tighter restrictions on landlords, an increasing number of houses and apartments are appearing on the market. The effect? The market is slowing, but it’s not yet ground to a halt.
Come January, though, the rush of landlords wanting to sell as they “get out” before the new regulations kick in is predicted to flood the market, meaning hundreds of additional properties that yours will have to compete with to sell. According to Knight Frank, most UK economic forecasts have been revised downwards in recent months, and this will not be an exception.
The answer is simple: get your houses on the market now, and find someone who can sell this side of Christmas.
It’s easier said than done, many landlords who can’t afford to accept a price drop on what they need to get for their properties are making the mistake of listing with traditional Estate Agents. The logic has historically made sense: if you have time to wait, in most cases they’ll get you a far higher price than any other methods: online, auctions etc. But the effects of choosing this strategy on a time-crunch is potentially devastating.
At Landlord Sales Agency, on average we achieve up to 90% market value on the properties we sell. Traditional Estate Agents might be able to get you full market value, but there’s a catch. Traditional Agents not only charge hefty fees after sale but the average UK house sale takes a whopping six months via traditional Estate Agents. In a market that’s dropping, your 100% market value now is likely to be substantially less in 6 months time. By that point you’ll be deep into the new Renters’ Rights Bill: good luck shifting tenants or getting out in that market.
Contrast this with our average sale time of just 28 days, and up to 90% of the CURRENT market, with zero fees, and you can see why so many landlords are rushing to us to sell before Christmas. Put simply: it blows the traditional Estate Agent strategy out the window.
By selling now, through Landlord Sales Agency, landlords can benefit from the current market values, no strict regulations and a more favourable market environment.
Don’t just take our word for it, in the last week alone, we’ve spoken to 100 landlords who wanted to sell, fast. They also wanted a sale where they didn’t have to take a huge hit on price. And we delivered.
For those thinking, “I’d rather risk it and wait with a traditional Estate Agent,” we have a multi-sales approach meaning we don’t just market your properties not just to our internal database of over 30,000 buyers, we also work with the UK’s top performing local agents, investors, property buying companies and large private funds. Think of us like a one-stop-shop. With Estate Agents you’re getting one route of sale, with us, you’re getting hundreds.
As well as marketing your property online via our Modern Auction, every agent, company and buyer on our books is sent a text message the moment your properties are listed through us, generating a bidding war that drives up prices no matter what condition they’re in, or whether or not they’ve got tenants.
It’s why we’re able to sell so quickly, and we’re doing it every week in the run up to December.
So if you have properties you want to sell, fast, for the best price possible, get in touch today, and let’s get you sold with all that money in the bank before Christmas.
Tell us about the properties you want to sell and we’ll tell you what we can do for you.
Many of us found ourselves unable to stop laughing this week as Chancellor Rachel Reeves was caught and well and truly stung for not having a landlord licence. But as much as we thought, good to see the government getting what they dish out, the momentary small win for landlords was quickly met with more serious consequences: the fact that lens will now well and truly be on us.
It’s a criminal act not to have one, and if you don’t, tenants will be able to claim back 12 months’ rent. With the new Renters’ Rights Act that will go up to 2 years rent.
Whilst the average monthly rent in the UK varies significantly by region, a recent average came at around £1,300 for all private rentals.
No licence this month? That’s £15,600 tenants can claim back from you. No licence by April next year? Tenants will be able to claim a whopping £31,200.
Landlords need to go back and check every property they own, and call their local councils to make sure they haven’t made any mistakes. This doesn’t just affect landlords thinking of staying in the game, landlords thinking of selling need to be even more vigilant, especially if their reason for selling is to get back on top of their finances.
We also need to look into exactly when the Renters’ Rights Act becomes active. People think it’ll be next year, but the question we need to be asking is: when can you issue Section 21s up until? All the things that can catch a landlord out are well and truly in force. We need to become clued up, and fast.
For many landlords, the stakes have become far too high and they still want to continue selling. Many are taking the same route: issue a Section 21 now, so you can get your properties sold by next April. You might be thinking that you have to do a refurb too.
With Landlord Sales Agency, you don’t have to worry about any of this.
Known for being the UK’s top landlord portfolio exit company, we have such an extensive list of buyers that we’re able to get you a great price as is. No Section 21s, no refurbs, we’ll take the whole thing off your hands and get you the price you’re happy with.
What’s more, you don’t have to compromise on options. Want to sell via an Estate Agent instead? Think you can get a higher price? We have a multi-sales approach, meaning we market your properties not just to our internal database of over 30,000 buyers, we also work with the UK’s top-performing local agents, investors, property buying companies and large private funds. Every person on our books is sent a text message the moment your properties are listed through us, generating a bidding war that drives up prices, no matter what condition they’re in, or whether or not they’ve got tenants.
It also generates sales fast. On average, all our properties sell in less than 28 days.
So if you’re worried about getting out before next April, you can relax, chances are you’ll have all your money in the bank before Christmas.
All you have to do is use the button below to tell us about the property or properties you want to sell.
If you were looking for a sign on whether or not to stay in the property business, recent news has provided a clear and present message on the state of landlords and how they’ll be treated going forward. This week the Renters’ Rights Bill received Royal Assent, bringing about the biggest changes to the sector that we have seen in nearly 40 years.
For many landlords, it’s time to sell, and for good reason: “In the words of Private Frazer from Dad’s Army.‘We’re doomed, I tell you. Doomed.’
No win, no fee must be popping the champagne corks tonight, said one landlord online as the news broke.
Chief executive Ben Beadle from the National Residential Landlords Association followed up with “It is essential that the government’s reforms do not worsen the supply crisis by discouraging long term investment in the homes to rent that so many rely on.”
Howeverit was too little, too late.Letting Agent Today reported that agents are bracing for crisis as third of landlords head for the exit.
“I’ve been a landlord for over 20 years and the truth is I’m sick of it” said Darren, a landlord with properties in Liverpool, “I just wanted to get rid of all my debt and headaches and of course with everything that’s happening with tax, licenses, councils going around looking at properties saying you can’t do this and that when tenants are wrecking the properties, I’d just had enough.”
He’s not alone. The annual Goodlord state of the lettings industry survey showed the very real knock-on effect. Amongst the exodus of landlords throwing in the towel, nearly half of landlords selling up (44%) had sold just one property, but a significant percentage of landlords (14%) said they’d taken five or more homes out of the market. Four out of five landlords actively reducing their portfolios cited the Renters Rights Bill as a key reason for quitting.
Darren did what a rush of landlords this week are now doing: contacted us, portfolio exit specialists Landlord Sales Agency, to sell 20 properties in Liverpool. He agreed to do a trial on 14 properties to see what happened. The first batch sold straight after the first viewing, the others sold in less than 27 days.
At Landlord Sales Agency, we’re getting properties sold fast, for high prices, and our highly experienced sales team proactively resolves every issue to get sales over the line.
We’re seeing landlords finally being able to get out of the market. And not a moment too soon. It’s clear there’s now a ticking clock on when you’ll be able to evict and exit, so landlords need to move fast if they want to get out with as much cash as possible.
If you don’t like the prices you get, you don’t have to sell, so there’s every reason to get in touch and let us help you.
That’s why so many landlords are coming to us. And we’re delivering.
So if you’re a landlord like Darren, or thousands of others who have finally had enough. Now’s the time to act.
Get in touch today, using the ‘What Property Would You Like To Sell?’ button below and let’s get you as much money as possible, as quickly as possible before the year ends.
In the Leaders’ Renters Rights Bill Zone on LandlordZONE, one frustrated poster summed it up with brutal clarity:
“The Government is running faster than Usain Bolt to introduce the Renters Rights Bill without addressing the long delays at the Courts.”
He described his own case — a textbook example of how the system is failing landlords.
“A tenant must be in 3–4 months’ arrears before a landlord can invoke Section 8. Then it’s another 56 days before a hearing, 28–56 days to vacate, plus bailiffs — another 6–8 weeks. Estimated time to complete the circle: 10 months approximately. What will the Government do for the landlord who has lost 10 months’ rent?”
That single post has struck a chord with hundreds of landlords — because they’re living the same nightmare. Here are some of their stories.
Case 1: “My hearing was adjourned for five months — I’m still paying the mortgage”
A landlord posting under the name RRB-Watcher said his case began in September 2025 and was adjourned until January 2026 because the court had no earlier dates.
“Five months just to get a new hearing — and that’s after two months waiting to file the Section 8. Add 56 days to vacate, plus two months for bailiffs, and you’re nearly at a year. Meanwhile, I’m covering the mortgage on a property earning nothing.”
He estimated losses of £10,000 + in rent, £6,000 in mortgage payments, and £1,500 in legal fees so far.
“You feel powerless. The system rewards tenants who don’t pay, and punishes landlords who play by the rules.”
Case 2: “Tenants stopped paying — 14 months later, still no possession”
Over on Property118, another landlord described how his tenants stopped paying in early 2024.
“Section 8 served in April, first hearing in October. Possession granted, but the tenants appealed. Second hearing January 2025. Bailiff slot came through for March — then they didn’t turn up. Finally got possession in May 2025.”
By the time the property was empty, 14 months had passed.
“£16,000 lost rent, £8,500 in mortgage payments, £3,000 legal costs, £2,000 damage — nearly £30,000 gone. I could have sold at a discount and been out long ago.”
Case 3: “The tenant laughed when the notice arrived”
On the OpenRent Community Forum, a landlord wrote:
“When I served Section 8, the tenant literally laughed and said, ‘See you next year’. Turns out she wasn’t wrong.”
It took 11 months from notice to possession. The court even told her that bailiffs were “backed up for at least 10 weeks.”
“I ended up remortgaging to cover the payments while waiting. I’ve been a landlord 12 years, but this broke me. I’ll never let again.”
Case 4: “Court delays turned a £1,200 arrears issue into £12,000”
A small landlord from Manchester explained how a relatively minor problem spiralled out of control.
“The tenant fell two months behind, I tried to help. By the time the court date arrived, he owed me 12 months’ rent. The judge gave him another 56 days to leave. He stayed the full time.”
He added:
“The property was wrecked. By the time I fixed it and found a new tenant, it was 16 months with no rent.”
The total cost — including arrears, repairs, and mortgage — was close to £25,000.
Case 5: “Eviction granted — but no bailiffs available”
Another LandlordZONE user described winning possession in court in July 2025, only to be told there were no bailiff slots available until October.
“Three more months of waiting. Every call to the court got the same answer: ‘We’re short-staffed’. It’s outrageous that a court order means nothing without someone to enforce it.”
He added that he’d already accepted an offer from an investor buyer but couldn’t complete because the tenant was still in situ.
“If I’d gone through a landlord sales agency, I could have been done months ago. Instead, I’m stuck paying £1,000 a month on a property I can’t even access.”
Case 6: “You can’t plan around chaos”
A veteran landlord who owns several small properties posted:
“I can deal with compliance, maintenance, all the paperwork — but I can’t plan around a system that takes a year to evict someone who’s not paying rent.”
He’s now selling his portfolio gradually, property by property.
“I’ll take 10–15% below market value if it means I’m out quickly. Waiting for the courts costs more — and it’s destroying people’s mental health.”
The bigger picture
Across all these stories, a pattern emerges:
Eviction timelines of 10–15 months are now common.
Lost rent, mortgage, and legal costs often exceed £25,000.
Court adjournments and bailiff delays are getting worse.
Many landlords are quitting the sector altogether rather than risk it happening again.
And yet, the Government presses ahead with the Renters Rights Bill, which will push even more cases into the same clogged courts.
As one forum user put it:
“They’re racing to empower tenants, but they’ve forgotten the courts are still crawling.”
A note for landlords considering their options
The message from these real-world cases is clear: Don’t underestimate the cost — or the timescale — of going through the courts.
For some, selling through a specialist landlord sales agency, even at a 10–15% discount, may actually save money compared with losing rent and paying mortgage interest for over a year.
Because as one weary landlord concluded on LandlordZONE:
“You can always make more money. You can’t get back lost time.”
With the new Renters’ Rights laws due to take effect in May 2026, landlords who are considering eviction need to tread carefully. Between now and then, court backlogs, stricter evidence requirements, and tenants’ growing awareness of their rights mean that gaining possession is already far from straightforward — and it’s only getting harder. After the reforms take effect, landlords who remain in the sector will face a completely different legal landscape: Section 21 will be gone, every tenancy will effectively become open-ended, and compliance failures — even minor ones — could be used by tenants to block or delay eviction and claim compensation.
When landlords talk about eviction delays, it can sound like exaggeration — until you hear the real stories. Across LandlordZONE, Property118 and other forums, landlords are reporting ten-month waits, cancelled hearings and bailiffs booked months ahead. In this and our companion piece featuring more real life examples, we share first-hand experiences that reveal the true state of the courts — and why so many landlords are choosing to sell early rather than spend a year fighting for possession.
“The Government is running faster than Usain Bolt to introduce the Renters Rights Bill without addressing the long delays at the Courts.”
He went on to describe his own case:
“A tenant must be in 3-4 months arrears before a landlord can invoke Section 8. Then it’s another 56 days before a hearing, 28–56 days to vacate, plus bailiffs — another 6–8 weeks. Estimated time to complete the circle: 4 + 2 + 2 + 2 = 10 months approximately. What will the Government do for the landlord who has lost 10 months’ rent?”
“These figures aren’t random. I had a case on 5 September 2025, adjourned to the next available court date — 19 January 2026. That’s five months before the hearing, in addition to two months before Section 8, 56 days to vacate, plus two months for bailiffs.”
This is not an isolated story — it’s a reality now facing many small landlords across England and Wales. And as the Renters Rights Bill moves closer to becoming law in 2026, abolishing Section 21 and pushing more cases through already overloaded courts, these delays are set to become the norm, not the exception.
Let’s break down what a typical landlord faces under current conditions:
Stage
Duration (approx.)
Description
Tenant stops paying rent
3–4 months
You can’t use Section 8 until serious arrears accumulate.
Wait for first court hearing
~2 months
Many courts are operating at full capacity with hearings booked months ahead.
Possession granted + time to vacate
1–2 months
Most courts give tenants 28–56 days to leave.
Bailiffs
1–2 months
Delays in scheduling bailiffs are now common due to backlogs.
Total
≈ 10 months
Before you regain possession — and all that time, you’re losing rent.
That means 10 months without rent, continuing mortgage payments, and mounting legal fees — all while your property may be deteriorating or being damaged.
Real landlords, real delays
Across landlord forums and support groups, similar stories are everywhere:
“We applied for a Section 8 four weeks ago and haven’t heard a thing. Courts are taking up to 15 months.” — LandlordZone Forum
“We finally got a possession order after 8 months. Bailiff appointment still pending — that’s another 10 weeks minimum.” — Property118
“Even if you win, the courts are so slow you’ll lose another three months before the bailiffs come.” — NRLA Member Comment
These delays are not just inconvenient; they are financially devastating for smaller landlords who rely on rent to cover mortgages and maintenance.
The financial reality: Eviction vs Selling Now
Let’s put real numbers to the problem in a possible scenario. Suppose you own a £200,000 rental property and your tenant stops paying rent.
Option A: Go through eviction via the courts
10 months with no rent during eviction process
6 months no rent during marketing, sale and completion
Mortgage cost: £800/month × 16 months = £12,800
Lost rent: £1,000/month × 16 months = £16,000
Legal, bailiff and conveyancing costs ≈ £5,000
Total cost: ≈ £33,800 + potential property damage
That’s before factoring in your time, stress, and the risk of further delays if the tenant appeals or the court adjourns.
And don’t forget if you evict tenants to sell your property: once you do get vacant possession, you won’t be able to rent it out again for 12 months. That means if the sale doesn’t complete, your losses just keep mounting.
Option B: Sell now via Landlord Sales Agency
Sell fast at a 10–15% discount (say 12.5%) = sale price ~ £175,000
Landlord Sales Agency does not charge fees or commission (we will try to sell for more than the offer you accept and take our pay from that)
Landlord Sales Agency contributes£720 towards legal fees if you use the independent panel solicitors we recommend because they prioritise our clients
Sale completed with tenants in situ or with their cooperation — minimising voids
Avoid 16 months of lost income and mortgage payments
Effective cost: ≈ £24,300 (discount minus fee contribution) Savings compared with eviction: £9,000 – £10,000 plus months of uncertainty avoided.
Why this matters more in 2026 and beyond
When the Renters Rights Bill is enacted, Section 21 — the “no-fault” route — will disappear. Every eviction will have to go through court. The Government has promised to reform court processes before that happens, but as landlords are already warning, “the Government is running faster than Usain Bolt to introduce RRB without fixing the courts.”
That means the delays landlords are facing today may soon become the baseline. For landlords already struggling with rising interest rates and compliance costs, waiting 10–15 months for an eviction could be the breaking point.
A practical solution for landlords who want out
Landlord Sales Agency helps landlords exit without facing this nightmare. By working directly with your tenants and investor buyers, they:
Minimise void periods by keeping tenants in place until completion.
Contribute £720 towards your legal fees.
Handle compliance and tenant communications professionally.
Complete faster — no waiting for eviction, no bailiff delays.
For many landlords, the choice isn’t between selling for full value or not — it’s between selling now with certainty and eliminating the risk of losing tens of thousands waiting for the courts.
The takeaway
If your tenant has stopped paying rent, or you’re planning to sell, you need to calculate the true cost of waiting for possession. The 10-month example from the LandlordZone forum isn’t a worst-case scenario anymore — it’s increasingly typical.
The Government may not compensate landlords for 10 months of lost rent, but you can protect yourself from it. A strategic sale at a 10–15% discount could end up saving you more than you lose — and spare you the stress of watching court dates slip further and further away.
Let us know what property or properties you want to sell and we’ll let you know what we can do for you and how we value your property.
UK Landlords need to do to be compliant with UK laws because it is a legal obligation that protects them from severe consequences like hefty fines, legal fees, criminal prosecution (including imprisonment), and losing their right to let property. Compliance also ensures the safety and well-being of tenants, safeguards the landlord’s investment property, and fosters positive landlord-tenant relationships.
Bookmark this page and use this as part of your landlord documentation. Note that this is a summary — requirements vary per council and they change regularly.
You should always check with your local authority or a legal adviser for your specific circumstances.
1. Mandatory Certificates & Reports
Requirement
What must be done
Frequency / Duration
Key notes
Gas Safety Certificate
Have all gas appliances, flues and pipework checked by a registered engineer (e.g. on the Gas Safe Register) and obtain a Gas Safety Record (CP12).
Annually (every 12 months)
Provide a copy to tenants within 28 days of the check and before a new tenancy starts. Must keep records for at least 2 years.
Obtain an EPC giving the property an energy-efficiency rating (A-G).
Valid for 10 years unless major works meaning new certificate needed.
Currently, a minimum rating of E is required for new lets and renewals in England (higher standards planned) however there are plans to raise this to Cat Cclick here for more details
Smoke & Carbon Monoxide Alarms
Install at least one smoke alarm on every storey, and a CO alarm in any room with a solid fuel appliance (or gas cooker in Wales)
Check on the day tenancy begins; maintain throughout tenancy
In Wales alarms must be mains powered and interlinked.
Furniture & Furnishings (Fire Safety) Regulations
All furniture supplied by landlord must meet fire-safety regulations and have appropriate labels.
Continuous; check when furniture is supplied/changed
Applies even if furniture stored away (e.g., in shed) but still supplied by landlord.
Legionella / Water-Safety Risk Assessment
Carry out a risk assessment for legionella if required; ensure water systems safe.
No fixed statutory frequency for domestic lets, but conduct on change of tenancy or when system changes
Though not always legally certified, best practice to keep evidence of assessment.
HHSRS / “Fit for Human Habitation” obligations
Ensuring property is safe, free from serious hazards under Housing Act 2004 / HHSRS and under the Homes (Fitness for Human Habitation) Act 2018 (England) / equivalents in Wales.
Ongoing duty throughout tenancy
Failure to comply can affect ability to serve possession notices.
Right to Rent Checks (England only)
Landlord must check that adult tenants have the legal right to rent in the UK.
At the start of tenancy (and any renewal where required)
Retain copies of documents as evidence.
Deposit Protection (ASTs only)
Deposit must be placed in a government-approved tenancy deposit scheme, and prescribed information given to the tenant.
Within 30 days of receipt of deposit
Failure invalidates certain eviction notices and can lead to penalties.
2. Licensing & Registration Requirements
Requirement
Applies to
Duration / Other info
Notes
HMO (House in Multiple Occupation) Licence
In England and Wales, if property is an HMO (generally 3+ people forming more than one household sharing facilities)
Licence period varies (often up to 5 years)
Local authorities may impose minimum room sizes, amenity standards, etc.
Selective or Additional Licensing Schemes
Some council areas require all landlords (or private rented properties in specific zones) to obtain a licence.
Varies by scheme and council
Always check with your local authority (council) for your region.
In Wales all landlords must register their properties and obtain a licence if letting or managing.
Licence involves training, “fit & proper person” test
Failure to register can affect ability to evict.
Anti-Money Laundering Checks / Other Registration
For higher-rent properties or via letting agents, AML checks may apply.
As required
Keep records of checks made.
3. Tenancy Start / Documentation Requirements
Provide the latest version of the government’s “How to Rent: The checklist for renting in England” guide to tenants in England at the start of an assured shorthold tenancy.
Ensure you supply the Tenant with the EPC, Gas Safety Certificate, Electrical Safety Report (if applicable), Smoke/CO detector evidence, and details of the tenancy deposit scheme.
The tenancy agreement should include clearly defined obligations, rent amount, term, how to end the tenancy, etc.
Retain records of all certificates, inspections, licences, tenant Right to Rent checks, deposit scheme registration, and correspondence.
4. Regular / Ongoing Obligations
Ensure the property remains in a safe condition: structure, exterior, drains, heating, water supply, sanitation.
Conduct periodic inspections and maintenance (e.g., test smoke alarms, CO alarms; check electrics if needed sooner; service boilers).
If you make changes to the property (e.g., convert to HMO, add a letting room, change use) you may need to obtain planning permission or building-control sign-off.
Keep up to date with changes in the law (for example minimum EPC standards are increasing; reforms under the Renters’ Reform Bill in England).
Comply with permitted fees rules (in England, the Tenant Fees Act 2019 bans many upfront fees).
5. Penalties & Risk Management
Non-compliance can lead to significant fines, inability to serve a valid possession notice (e.g., Section 21 in England) and being placed on the landlord/agent rogue register. For examples of the fines issued against landlords, click here.
Keep evidence of all inspections, certificates, licences and tenant notifications.
For HMO properties, licensing non-compliance often triggers higher penalties and risk from local authority enforcement.
Consider professional advice (legal, audit, property management) to stay on top of upcoming reforms and compliance obligations.
6. Specific Notes for Wales
From 1 December 2022, under the Renting Homes (Wales) Act 2016, new rules apply including 5-yearly electrical inspections, mandatory landlord registration and licensing via Rent Smart Wales.
Check the local Welsh legislation for any divergences from England (e.g., different notice periods, different definitions of occupancy contract).
Non-compliance with regulations can lead to substantial financial penalties, which can run into tens of thousands of pounds per offence. Landlords may also be ordered to repay up to 12 months’ worth of rent (potentially rising to 24 months under proposed legislation) to the tenant. In serious cases, landlords could face criminal charges and imprisonment.
Failure to comply with certain regulations, such as protecting a tenant’s deposit in a government-approved scheme or providing the correct ‘How to Rent’ guide, can invalidate a Section 21 eviction notice and enable the tenant to pursue compensation of up to three times the deposit amount, as per the tenant in this example.
In addition to the requirements listed above, other important changes UK landlords are facing include the implementation of Making Tax Digital (MTD) for Income Tax and the end of Section 21 evictions under the new Renters’ Rights Bill.
NB. It is important to consider the implication of current legislation and future plans against every property in your portfolio as soon as possible because the introduction of grade C as a minimum EPC standard will create a significant loss for some older or smaller properties. It is widely anticipated that the abolition of section 21 will make the process of reclaiming properties more difficult and take longer meaning landlords who want to sell because it will be to expensive or impossible to upgrade may find they run out of time before the plan is legally enforced.
If you would like to review your portfolio, tell us more about your properties by following the link below and we will give you a realistic selling price.
Figures vary but recent studies suggests accidental landlords account for 35 – 60% of all landlords in the UK and includes people who have inherited a family home and people who bought a property to live in themselves, but ended up renting it out rather than selling it when relationships, work or affordability meant it was no longer required or suitable for their needs.
Historically, motivation to keep hold of properties has included the potential to ‘sit on’ property while its value grew at unprecedented rates. Renting was seen as a way to provide good quality accommodation to those in need while the property effectively paid for its self.
However, with the Renters’ Rights Bill now law and plans to extend the Decent Homes Standard raising the minimum EPC standard for rental properties to Grade C, even for properties the landlords have happily lived in themselves could require significant work to be compliant with the new standards.
The minimum EPC standard for landlords will be the same regardless of the value of the property or the amount of rent charged so landlords of smaller or older properties face a disproportionate challenge when it comes to meeting compliance costs.
A new boiler or full heating system, for example, costs almost the same whether it’s for a one bedroom flat or a three bedroom house, and labour charges remain broadly similar whether the rental income is £600 a month or £6000 a month creating a situation where owners of smaller or older properties face the same costs for much smaller returns.
In addition to the problems this will create for landlords of smaller and older properties, the Renters Rights Bill will make it more difficult for landlords to increase rents to reflect the improvements for various reasons including rent caps and the ‘suggestion’ that landlords can reclaim the costs through increased value of the property when it is sold, despite evidence pointing to the contrary showing the monetary resale value of home improvements decline with age.
Same Standards, Different Measures
Despite what the headlines suggest, most privately rented homes are not substandard. According to the English Housing Survey, around half already meet EPC C or above, roughly in line with owner-occupied homes.
It is also incorrect to assume that all properties marked with an Energy Performance Certificate (EPC) grade D are neglected. AnEPC rating of D signifies a moderate or average level of energy efficiency, which is a common rating, especially for older, but often well-maintained, properties in the UK.
This is because theEPC system doesn’t just measure what needs doing or differentiate between different property types, it measures what could be done without due consideration of implications or practicality. That means even safe, well-maintained properties can appear to “fail” compliance tests, regardless of how they compare to similar owner occupied properties, if they don’t have every possible energy-saving feature.
In many cases, landlords aren’t being penalised for neglect — they’re being penalised for age and practicality.
Even the government admits that many older properties will never realistically reach EPC C without major structural changes.
While owner-occupiers are encouraged to improve energy efficiency, landlords are legally required to do so. In effect, the law expects landlords to exceed the standards that apply to owner-occupied homes — often without financial support or grants.
How Much Will It Cost to Meet EPC Grade C Standards?
Government estimates suggest bringing a property up to EPC C costs between £5,000 and £10,000. That’s an average according to what needs doing, and not according to the size of the property – largely costs will be the same regardless of the size or value of the property.
For homes built before 1970, especially solid-wall or stone properties, the cost can easily exceed £15,000–£20,000 — and that’s before considering:
Re-decoration and certification costs
The risk of RRO claims if work takes longer than expected
How the Renters’ Rights Bill Impacts on Compliance and Costs
In addition to the costs of materials and labour, under the new laws landlords could also be expected to find tenants alternative accommodation while the works are being carried out AND prevented from reclaiming the costs through reasonable rent rises if the proposed raise is above the average rent for the size and value of the property.
In addition to material and labour costs, landlords could be expected to bear the costs of:
Lost rent during works
Temporary tenant relocation
Failing to meet the new targets risks fines, rent repayment orders, and/or restrictions on letting other properties.
Rent Repayment Orders (RROs) — giving tenants the power to reclaim up to 12 months’ rent for non-compliance.
Increased enforcement powers for councils, making accidental non-compliance costly.
Greater tenant awareness, with advocacy groups and online tools helping tenants report or claim compensation faster than ever.
While landlords will retain the right to sell up if it they are unable to or unwilling to meet the standards as long as they intend to sell the property or live in the property, the process to gain possession through Section 21 will no longer be available and expected court delays, as well as tenant objections are very likely to make it a far more difficult process using Section 8.
The Best Time to Exit Is Before the Rules Change
In summary, even landlords with good intentions and well-kept homes could soon find themselves facing financial and legal headaches.
If your property is more than 50 years old — particularly if it’s solid-wall, single-glazed, or lacks central heating upgrades — now may be the best time to sell.
At Landlord Sales Agency, we help landlords:
Sell tenanted or vacant homes quickly and discreetly Avoid costly refurbishments or tenant disputes Get a fair, fast sale at market value Walk away before upcoming regulations make compliance unaffordable
Selling before the Renters’ Rights Bill and EPC rules tighten could be the most cost-effective decision you make.
Find out how we can help today – use the link below to tell us more about your property and we’ll tell you more about how we can help you sell your smaller or older freehold houses before The Renters Rights bill make it more difficult to sell your properties.
The Renters’ Rights Bill received its Royal Assent on 27/10/2025 and is now law.
While the full implementation of all changes has not yet been confirmed, key changes such as ending “no-fault” evictions and restricting rent increases to once a year with two months’ notice are anticipated to apply to new and existing tenancies from 2026.
There’s no shortage of headlines documenting the effect these changes have already had on the Private Rented Sector (PRS) with a mass exodus of smaller, private landlords with a multitude of reasons.
Evidence of the Shift
The numbers tell the story clearly:
The number of homes available to rent has fallen for more than a year straight, according to RICS.
Around 2,000 households a month in England are losing their homes because landlords are selling up, according to the NRLA.
Up to 18% of all homes currently for sale are former rentals — the highest level since records began.
The biggest growth in rental supply is coming from Build-to-Rent and corporate-owned housing, not private landlords.
“As small landlords retreat, a new type of owner is stepping in: large-scale institutional investors. These corporate landlords are behind the growing “Build-to-Rent” (BTR) sector, developing entire blocks of flats and housing estates specifically for long-term rental. Why are big corporate landlords racing to grow their portfolios just as so many smaller landlords are choosing to sell up?“
He predicts that by 2030, institutional landlords are expected to own about10% of all rental units, a five-fold increase from their ~2% share today.
We take a deeper look into what’s behind the great rental reshuffle and look at the reasons why the corporate landlords expect to succeed where private landlords expect to struggle or fail.
For smaller landlords, it’s become harder to make the numbers stack up:
Rising taxes and tighter rules have chipped away at profits. The removal of mortgage interest relief, the extra stamp duty on second homes, and the constant threat of new capital gains tax changes have made things far less appealing.
Higher interest rates mean higher mortgage payments. What used to generate a healthy monthly profit now, for many, barely breaks even.
Regulatory pressure has gone up while trust in government direction has gone down. With reforms like the Renters Reform Bill and possible rent caps on the horizon, many landlords feel they’re being boxed in.
Exit timing. A lot of smaller landlords started during the buy-to-let boom. They saw property not just as a source of income, but as a way to build equity and cash in later — often to fund retirement. Now, many are choosing to sell before conditions get worse.
Why Big Players Are Buying While Small Ones Are Selling
Corporate landlords — think Build-to-Rent funds, pension investors, and property companies — aren’t chasing capital gains in the same way as many individual landlords were. They see housing as a long-term, reliable income stream, not a nest egg to sell later.
Here’s what gives them the edge:
Tax advantages. Big operators can offset profits, pool costs, and structure portfolios more efficiently. For them, rental housing can even help reduce their overall tax bill.
Economies of scale. Running hundreds or thousands of units means they can negotiate cheaper maintenance, legal, and management services. What’s a headache for a one-property landlord is a line item on a corporate spreadsheet.
Stable income focus. They’re not waiting for prices to soar. They’re happy earning steady rent over time, knowing their financing and risk management are more robust.
Government alignment. The policy landscape increasingly favours professionalised rental operations. Build-to-Rent is being quietly encouraged as a solution to the housing crisis — and that plays perfectly into corporate hands.
In short, many private landlords have used property as a ladder to build wealth to ‘cash-in’ during their lifetimes, whereas most corporate landlords are using property to retain wealth with no ‘exit date’ and have no need to consider short term cash-in value.
Why the PRS Is Now Stacked Against Smaller Landlords
Every change we’ve seen in recent years makes life a little easier for the big players and a little harder for everyone else:
Use company structures, borrow cheaply, claim expenses efficiently.
Compliance costs
Each property must meet the same regulations, but without economies of scale.
Compliance spread across large portfolios; internal teams handle it.
Risk exposure
A single void or problem tenant can wipe out profits.
Risk spread across hundreds of properties.
Exit options
Often forced to sell on the open market, facing CGT and slow sales.
Can refinance, restructure, or sell blocks in bulk to funds.
Even the shift in public policy has a bias built in. The government wants more professionally managed, energy-efficient, long-term rental stock — but that’s something only large-scale operators can easily deliver.
Small landlords, by contrast, face higher borrowing costs, smaller margins, and constant legislative change. The message between the lines from the government is clear: the PRS is no longer designed for ‘amateur’, ‘part-time’ or ‘accidental’ landlords.
What Might These Changes In PRS Ownership Mean Going Forward?
If things carry on this way, we may see:
Policy shaped by scale. As the balance of ownership shifts, housing policy could increasingly be written with corporate needs in mind, not individual investors.
An uneven playing field. Undoubtedly, some small landlords will still exist — but only the most efficient, well-structured ones will survive in a system designed for big operators.
What Happens Next?
Some parts of the law, like the abolition of Section 21 “no-fault” evictions and the conversion of tenancies to a new standard, are likely to come into effect sooner, possibly within the first half of 2026.
Other provisions, such as the Decent Homes Standard, may not be implemented until much later, potentially 2035/2036.
For smaller landlords who have had enough of the PRS, the race to sell their properties before the abolition of Section 21 has moved up a gear and the risk of technicalities derailing the process is greater than ever. Landlords who are waiting for their Section 21 applications to be read in court will still be subject to any new requirements and tenant protections introduced while they are waiting and if their application is rejected on a technicality after the abolition of Section 21, they will not be able to reapply.
Many landlords could then face months, if not years, running empty properties while they wait for a sale to be agreed and complete.
A More Reliable Option in Challenging Times
If you’re one of the many smaller landlords who can see the writing on the wall and want to step away from the PRS while conditions are still in your favour, don’t go it alone. Selling a tenanted property or a whole portfolio in today’s market can be complex — but it doesn’t have to be stressful.
Landlord Sales Agency specialises in helping landlords like you sell quickly, fairly, and with minimum disruption to you or your tenants. Whether you’re freeing up equity, retiring from the sector, or simply ready to move on, they understand the pressures you’re under and know how to achieve the best outcome in the fastest possible time.
We have a database of 30,000+ buyers including corporate buyers eager to grow their acquisitions, looking for a trade price sale. Sellers normally walk away with 85–90% of the high street value, with no other costs to pay.
When you factor in the savings on voids, running costs, and time wasted, the premium for a bespoke service designed specifically for selling rental portfolios is a very small price to pay for a fast, smooth exit.
We take on the entire portfolio, whether it’s two properties or twenty.
We do all the work to ensure every property is legally compliant and ready for sale.
We provide buyers with everything they need to make fast investment decisions — rental income, outgoing costs, tenant history and references — all presented clearly as yields and potential growth figures.
If you’re thinking about selling, now’s the moment to act — and Landlord Sales Agency can make it happen smoothly and efficiently.
It seems it’s one thing after another for landlords, as they rush to take action ahead of the new Renters’ Rights Bill – one of the biggest overhauls of the private rental sector.
The bill, which is due to become law, will ban Section 21 “no-fault” evictions, allow tenants to challenge what they might see as unfair rent increases, and make it illegal to discriminate against prospective tenants on benefits. Amongst other things, it will also allow tenants to request pets, whether or not landlords are comfortable with them in their properties.
The bill has caused panic amongst landlords, with a spike in numbers looking to sell before the year ends.
Additionally, increased taxes and rising interest rates on buy-to-let mortgages have made the sector ever more challenging for landlords, squeezing them in a market which has already seen profits substantially decline in the last 10 – 15 years. Put bluntly, if you were a landlord contemplating selling, or are in any financial distress, now’s the time to act.
By selling now, landlords can cut their losses before the bill and in a more favourable market environment. Ultimately, selling now, even if the average you’ll likely be able to sell for is 90% market value, is going to be a huge bang for your buck compared to 90% of the market value come 2026.
For many landlords, it’s an easy decision, and there’s still time to get out all the money that landlords have ploughed into their properties over the last decade. In fact, a survey from the National Residential Landlords Association (NRLA) found that 23% of landlords planned to sell at least some of their buy-to-let properties in the next 9 months.
Whilst there are many options to selling your buy-to-let portfolios and properties, time is of the essence, and has never been a more relevant factor than now. It’s why over 150 landlords per month are approaching us at Landlord Sales Agency wanting to sell, fast, and there’s a good reason they’re coming to us: on average, all our properties sell in just 28 days.
What’s more, as well as selling fast, we sell for the highest prices, encouraging a bidding war between our private database of over 30,000 buyers, the top property buying companies, private funds and first time buyers.
We understand that many of you are scared of the upcoming changes, but there’s a way out and we’re here to provide it, as profitably as possible so you can move your investments elsewhere with the highest amount of capital in the bank.
If you don’t like the prices you get, you don’t have to sell, so there’s every reason to get in touch and let us help you.
That’s why so many landlords are coming to us. And we’re delivering. Contact us now to find out what we can do for you.
It’s been a tense few weeks as landlords were hit with mounting financial and regulatory pressures. As the countdown continues to the Renters’ Rights Bill, another blow seemed to hit when the Green Party passed a motion at its conference calling for “the effective abolition of private landlordism.”
Whilst initially widely mocked, it wasn’t long before long-serving landlords were quick to remind us that the Green Party’s opinions on landlords in 2015 to 2022 triggered law changes that still affect landlords today, despite not being in power.
Many landlords called it “another nail in the coffin” and a “war on landlords that never ends,” with one commenting on a popular Landlord news-site: “not sure what to do with my portfolio, it is all a worry… Beginning to think what’s the point?” The comment was quickly followed by another landlord quipping back saying: “13 now sold, 5 left to go.”
He isn’t alone, according to Goodlord’s latest State of the Lettings Industry report, 1 in 3 landlords have either sold or tried to sell their rental properties in the past year.
For those selling, Landlord Sales Agency has consistently become the best choice to get the highest price in the fastest time.
Known for getting up to 90% market value – a huge bang for your buck in a strained market – our average sale time is less than 28 days.
For Shirley, Farouk, Alistair and Roy, four portfolio landlords who reached out to us, they weren’t prepared to wait around and see the buy-to-let climate get worse, they’d had enough and wanted to put the money tied up in their properties to better use.
We did what we do best, marketed their properties to our private database of over 30,000 buyers, top local agents, and our “black book” of property buying companies and investors. Using a combination of aggressive off-market sales and text message updates to drive bidding wars on the portfolios, all four landlords were able to get out with money in the bank they were extremely happy with.
This isn’t just a one off, as we head towards the end of the year, more and more landlords are deciding they’re “out,” and we’re delivering spectacular results.
Recently a landlord in Manchester approached us with 6 houses, 4 of which were tenanted, many with a string of issues, we sold the first property in 22 days. The second in 9 days. The third in just 7 days. And the rest followed in rapid succession. All for prices he was happy with. Another landlord got in touch shortly after and the result was even better: £10K over the price he expected on some of the properties. All we did was go on to take a bit off the top of that in exchange for a job extremely well done.
So if you’re a landlord who, like a third of all UK landlords, has decided it’s time to get out, then get in touch today via the form below.
We’re the best for a reason, and we’re here to help you come out on top.
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New EPC rules expected soon as part of Decent Homes Standard – 
Sell tenanted or vacant homes quickly and discreetly
Find out how we can help today – use the link below to tell us more about your property and we’ll tell you more about how we can help you sell your smaller or older freehold houses before The Renters Rights bill make it more difficult to sell your properties.
