Plea for government to help ease growing landlord costs

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Plea for government to help ease growing landlord costs

The government is being urged to intervene and help landlords as buy to let borrowing costs rise, adding fresh pressure to rents and landlord finances.

The National Residential Landlords Association points to an analysis from Moneyfactscompare.co.uk which found that landlords are paying an average £1,100 more a year than in January.

That’s down to market shifts linked to conflict in the Middle East feeding through into costs.

At the same time, landlords are contending with a series of further financial demands.

Those include a planned increase in income tax on rent from next year is expected to feed directly into higher rents, according to the Office for Budget Responsibility.

Landlords need help

The NRLA’s chief executive, Ben Beadle, said: “Whilst the government cannot be held responsible for the impact of the conflict in the Middle East, it should take action where its own policies will lead to higher rents.

“Growing taxes, uncertain costs associated with the Renters’ Rights Act and the ongoing housing benefit freeze will create the perfect storm for tenants.

“With so many people reliant on the sector for a place to call home, ministers need to recognise the real-world consequences of their decisions.”

He added: “It is simply stereotyped nonsense that every landlord can somehow absorb ever-increasing costs indefinitely.

“They can’t, and as a result, it is tenants who will suffer most as rents continue to creep up.

“The government needs to take action to support renters and ensure a healthy, vibrant market.”

Other costs to absorb

The NRLA also says that there is also uncertainty around the cost of joining the proposed Private Rented Sector Ombudsman and database under the Renters’ Rights Act.

Also, landlords may need to spend up to £10,000 per property to meet new energy efficiency requirements.

The organisation says most landlords cannot absorb these increases without raising rents.

It points to HM Revenue and Customs data shows average declared rent income for unincorporated landlords stands at £19,400 a year.

That figure sits below earnings from a full-time minimum wage role, limiting scope to offset higher costs.

Solutions for government

There’s also an issue for tenants on lower incomes who are facing rising rents while housing benefit rates remain frozen.

Calls for rent controls have been made, yet the NRLA said such measures would restrict supply.

Zoopla reports almost five tenants competing for each available home to rent.

The association is calling for changes to reduce cost pressures, including scrapping the planned tax rise and keeping new regulatory costs as low as possible.

It also wants reform of the tax system to support energy efficiency improvements and for the unfreezing of housing benefit rates.

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Council row almost leaves tenant and child homeless with more tenants to be evicted

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Property118

Council row almost leaves tenant and child homeless with more tenants to be evicted

A dispute over Gas Safety rules and selective licensing nearly left a parent and child without a home but more tenants are facing Section 21 notices.

The landlord, Mick Roberts, says he is fed up with struggling to get Nottingham City Council employees to understand housing law.

He says the situation escalated after council officers challenged the validity of a property’s Gas Safety certificate.

That came despite changes introduced in April 2018 allowing checks to be carried out up to two months before its expiry without altering the renewal dates.

Council won’t listen

Mr Roberts also says tenants are being forced to make repeated visits to council offices to resolve issues, claiming one tenant made three separate trips with five children.

Each of those trips involved hours of travel, only to be told that the tenancy documentation was insufficient before later being accepted unchanged.

He told Property118: “I am serving 10 Section 21s the next month, but hopefully if the council get the paperwork right, most tenants will be able to stay with the new landlord buyer with assistance from the council on deposit and rent up front.

“Twenty years ago, I let tenants move in and pay me at the end in four weeks or 12 weeks when the housing benefit started paying in arrears.”

He added: “I want the council to get their understanding of the paperwork right to save this 20 hours or so it took me last week on very simple case.”

Mistakes happen

Mr Roberts continued: “I understand that mistakes happen and sometimes people don’t know all the rules to start with.

“But it is so annoying when the council sticks to their guns and will not be open to listening ‘just in case they are wrong’.”

The Nottingham landlord pointed to the Gas Safety Regulations, which allows a new certificate to retain its original renewal date if completed within a two-month window before expiry.

He said the council’s interpretation has delayed rehousing efforts.

Alongside the certificate dispute, Mr Roberts said council officers requested a selective licence for a property where no tenant was in place.

He argues that under the rules, this requirement does not apply until a property is occupied.

Council don’t know rules

Mr Roberts said: “The council is also asking for a selective license before the tenant has moved in.

“This is incorrect and the fact that no one in the council appears to know the rules is making me poorly.”

In that case, Mr Roberts responded by stating the tenant had already been rehoused and the property was empty, questioning why licensing requirements were being pursued.

He also raises the cost implications of licensing when the sale of a rented property is in progress.

Applying for a licence for an empty property means spending £900 which would then, perhaps a week later, become invalid once ownership changes.

Selective licence issues

If it was to remain a rented home, it would require a new application and fee from the incoming landlord.

He told us: “I spend £900 for one week, then a new landlord has to spend £900 again. It’s bonkers.”

He has also asked Nottingham City Council: “Have you any idea how many times selective licensing are wrong?”

He added that delays in resolving the Gas Safety certificate issue had taken several days despite the documentation being compliant.

Mr Roberts has now warned the council that unless the situation is resolved soon, he plans to serve around ten Section 21 notices in the coming weeks.

Nottingham City Council has been contacted for comment.

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UK house prices rise in March – Nationwide

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Property118

UK house prices rise in March – Nationwide

Annual UK house price growth reached 2.2% in March, up from 1% in February with values also rising 0.9% month on month, Nationwide reveals.

The average price climbed to £277,186 in March from £273,176 the previous month.

Robert Gardner, the lender’s chief economist, said: “The pickup in house price growth suggests that the market had regained momentum after the slowdown recorded around the turn of the year.

“However, the sharp rise in global energy prices in response to developments in the Middle East represents a significant shock to the global economy, clouding the outlook.”

Housing affordability reversed

He continued: “In the near term, UK economic growth is likely to be slower and inflation higher than previously expected, although ultimately the impact will depend on the duration of the shock as well as the policy response.

“The outlook for interest rates is particularly uncertain and dependent on whether the demand or supply side of the economy is more adversely affected.”

He added: “If sustained, this could reverse some of the improvement in housing affordability that has taken place in recent years.

“With consumer sentiment also likely to be dented by the uncertain outlook and the prospect of rising energy costs, housing market activity is likely to soften.”

House price growth

Nationwide’s quarterly data showed most regions recorded annual price growth, although gains were limited in several parts of England.

Two regions posted annual declines in Q1, with outer South East down 0.7% year-on-year and East Anglia falling 0.4%.

Elsewhere, growth remained below 1% in the West Midlands, East Midlands and the South West.

Northern Ireland recorded the strongest performance, with prices rising 9.5% over the year.

This compared with 1.5% across the UK in Q1 and 3.3% in the North West, the next strongest region.

Scotland recorded annual growth of 3.0% in Q1, up from 1.9% in the previous quarter, while Wales saw prices increase 2.7% year-on-year.

In England, annual growth slowed to 0.9% from 1.2% in Q4.

Northern regions including the North, North West, Yorkshire and the Humber, East Midlands and West Midlands saw prices rise 1.5% year-on-year.

The North West remains the strongest performing English region at 3.3%.

Property sector reaction

Karen Noye, a mortgage expert at Quilter, said: “Today’s figures capture the early stages of the repricing that has taken place in mortgage markets since the start of the Iranian conflict.

“While some resilience in house prices appears to have remained for now, momentum will likely soften in the months ahead as higher mortgage rates and increased economic uncertainty weigh on buyer confidence.”

Nathan Emerson, the CEO of Propertymark, said: “An uplift in house prices will be welcomed by the market and suggests that buyer demand remains resilient despite ongoing economic headwinds.

“Improved sentiment, coupled with marginally better affordability conditions earlier in the year, appears to be supporting price growth.”

Tom Bill, the head of UK residential research at Knight Frank, said: “The impact from the Middle East conflict on the housing market is still in the post.

“The fact mortgage offers last for six months means the effect of higher borrowing costs will filter into the market this spring and summer, putting downwards pressure on prices and transaction volumes.

“The longer-term impact hinges on the intensity and length of the conflict.

“That said, one mitigating factor is the amount of equity in the system and the fact more homes are now owned outright than with a mortgage.”

Jason Tebb, the president of OnTheMarket, said: “This data shows just how much market activity and sentiment continued to pick up at the start of this year, with buyers and sellers proceeding with their moves with more clarity and confidence.

“While interest rate rises, rather than previously expected reductions, seem increasingly likely depending on inflationary pressures, six interest rate cuts in the past 20 months have greatly assisted affordability and put borrowers in a stronger position.”

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Property118 launches the UK’s largest ever landlord sentiment survey

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Property118

Property118 launches the UK’s largest ever landlord sentiment survey

At midday today, Property118 launched what is expected to become the UK’s largest recurring landlord sentiment survey, reaching 47,886 members across its network.

The objective is simple, but long overdue: to give landlords a clear, consistent voice, backed by real data, rather than anecdote.

For years, policy debates have been shaped by selective evidence, lobbying narratives, and lagging official statistics. What has been missing is a reliable, repeatable measure of how landlords themselves are actually thinking and behaving in real time.

This survey is designed to change that.

A live picture of landlord decision-making

The survey takes less than three minutes to complete, yet the questions go directly to the heart of the decisions landlords are making right now.

Participants are asked about:

• Whether their portfolios have grown, shrunk, or remained stable over the past two years
• Their likely direction of travel over the next 12 months, including buying, selling, or exiting
• Whether they expect to refinance in the coming year
• The factors most likely to influence both acquisition and disposal decisions
• Preferred ownership structures for future purchases
• The role of life insurance in managing risk and legacy planning
• Age profile, providing context to long-term decision making

Each question has been deliberately framed to capture behaviour, because what landlords say they feel is interesting; what they are actually planning to do is far more valuable.

Why this matters now

There is a growing disconnect between how the sector is portrayed and what is happening on the ground. Legislative changes, tax policy, and regulatory pressure have all combined to create a sense of uncertainty. Many landlords are not reacting immediately, but they are reassessing, often adjusting strategy rather than making headline decisions.

That kind of shift rarely shows up in official data until it is too late. This survey is designed to capture those early signals.

It is not just about whether landlords are selling. It is about understanding why, when, and under what conditions they might change course. Equally, it identifies what would give landlords the confidence to invest again.

Built for consistency, not a one-off headline

This is not a single survey designed to generate a one-off headline. Property118 intends to run this survey at the end of every quarter, creating a consistent data series over time. That consistency is what will give the results real weight. Trends will begin to emerge, confidence levels can be tracked, and behavioural shifts can be identified before they become visible elsewhere.

In time, this will provide something the sector has never had before, a reliable benchmark for landlord sentiment.

From data to influence

The intention is not simply to publish results, but to use them. Aggregated findings will be shared with lenders, policymakers, journalists, and industry bodies. The aim is to ensure that decisions affecting the private rented sector are informed by real behaviour, not assumptions.

There is also a commercial reality underpinning this. Lenders, brokers, and insurers all operate more effectively when they understand the direction of travel within the landlord community. Better data leads to better products, better risk assessment, and ultimately more stable outcomes for everyone involved.

Early indicators to watch

While results will not be published until later this week, there are already some key areas of interest:

• The balance between buying, selling, and holding
• Appetite for refinancing in a higher rate environment
• The extent to which ownership structures are shifting
• Whether life insurance is becoming a more mainstream risk management tool
• How age influences decision-making across portfolios

Each of these points speaks to a broader question: are landlords retreating, repositioning, or preparing for the next phase?

A collective voice

Perhaps the most important aspect of this initiative is participation. With nearly 48,000 landlords invited, even a modest response rate will produce one of the most meaningful datasets the sector has seen.

For landlords, this is an opportunity to contribute to something that goes beyond individual portfolios. It is a chance to shape the narrative with evidence rather than opinion.

The results will be published on Property118 later this week, and for once, the story will be told using the landlords’ own data.

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Why Whole of Life in trust might be the most misunderstood legacy savings plan available

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Property118

Why Whole of Life in trust might be the most misunderstood legacy savings plan available

Most landlords do not think of insurance as a savings strategy; they see it as a cost. A necessary one perhaps, but still a cost. That instinct is understandable, because most forms of insurance are designed to protect against events that may never happen – e.g. buildings insurance, liability cover, rent guarantee, etc. – you pay the premium and hope you never need to claim.

Whole of Life insurance written in trust sits in a very different category. It is not protecting against a possibility; it is planning for a certainty.

The difference most people overlook

Every landlord who has built a meaningful portfolio faces the same eventual outcome. At some point, their estate will be assessed for inheritance tax. This is not a remote risk; it is a known future event. That distinction matters because it changes how the numbers should be viewed.

A typical scenario might look like this. A couple in their fifties are quoted around £770 per month for £1 million of cover. The immediate reaction is to view that as an outgoing of £770 leaving the household each month, but let’s look at it another way. That £770 is not disappearing; it is being converted into a guaranteed future payout that will be triggered at exactly the moment the liability arises. In that sense, it behaves far more like a ring-fenced legacy fund than a traditional insurance policy.

A savings plan with a defined purpose

Most savings plans are open-ended, in that you build capital over time and then decide later how it will be used – for example: retirement income, reinvestment, gifting, or simply holding cash for optionality.

Whole of Life in trust works in reverse.

The purpose is defined first, e.g. cover the inheritance tax liability.

The funding mechanism is then structured to deliver that outcome with certainty.

For property investors, this clarity can be particularly valuable. Their wealth is often tied up in appreciating assets that generate income but do not easily convert to cash at short notice. A policy written in trust creates liquidity precisely where the portfolio cannot.

Why it often outperforms “do nothing and invest”

A common objection is that the premiums could instead be invested elsewhere. On the surface, that seems reasonable. £770 per month invested over time could accumulate into a substantial sum.

However, the problem is not the potential return, it is the timing and certainty, because inheritance tax does not wait for markets to be favourable. It does not pause while assets are sold. It does not adjust based on whether a portfolio is temporarily illiquid. Instead, it becomes payable when the estate is assessed, and an investment portfolio may or may not be worth the right amount at the right time, whereas a Whole of Life policy is designed specifically to be. That difference removes a layer of uncertainty that many families only recognise when it is too late.

The trust structure changes everything

The “in trust” element is often treated as a technical detail, but in reality, it is fundamental.

When structured correctly, the policy proceeds do not form part of the estate. Instead, they are paid directly to trustees, who can then use the funds to settle the inheritance tax liability. This avoids two critical problems. First, it prevents the payout from increasing the taxable estate. Second, it ensures that funds are available immediately, rather than being locked inside the probate process.

For families with property portfolios, this can be the difference between orderly succession and forced decision-making under pressure.

Certainty versus flexibility

There is a broader philosophical point here. Many financial strategies prioritise flexibility. Keep options open, retain access to capital, adapt as circumstances change.

That approach has merit during the accumulation phase, but legacy planning is different. At that stage, certainty often becomes more valuable than flexibility.

Whole of Life in trust is, in effect, a decision to exchange a known monthly cost for a known future outcome. For some, that trade-off will feel restrictive. For others, it provides a level of clarity and control that no other structure quite replicates.

Why timing matters more than the product

As our previous article demonstrated, the availability and pricing of cover can change quickly. Health events, even relatively minor ones, can alter the economics permanently.

The irony is that the best time to consider this type of planning is often the moment when it feels least urgent. That is also the moment when it is most efficient.

A different way to think about legacy

Seen through the right lens, Whole of Life in trust is not simply about covering a tax bill. It is about protecting the integrity of a lifetime’s work. It allows a property portfolio to pass intact, without the need for distressed sales, emergency borrowing, or compromises that undermine long-term plans.

For many landlords, that is the real objective. Not just to build wealth, but to pass it on in a controlled and deliberate way.

In that context, the question is not whether the premiums represent good value in isolation, the question is whether the outcome they secure is worth the cost.

Final thoughts

Most savings plans are judged on growth, Whole of Life insurance in trust should be judged on certainty, and for families whose wealth is tied up in property, certainty at the right moment can be the most valuable asset of all.

In terms of viability, £770 per month for £1 million of cover works out at roughly £9,200 per year. Even over 30 years, that is in the region of £276,000 in total premiums. They would need to live a very long time before the premiums paid exceed the £1,000,000 payout. More importantly, the outcome is not linear. They could pay a single premium and die the following month, in which case the full £1 million is paid. Also, if they were to delay they could suffer a change in health, and find the same cover is no longer available on comparable terms.

Get A Quote

Our research into Whole of Life insurance was kindly assisted by Alice Ward-Smith, a whole of market, FCA regulated, Independent Financial Adviser.

To arrange a free consultation with Alice or her team, please complete and submit the form below.

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Is Shelter still a housing charity?

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Is Shelter still a housing charity?

What exactly is Shelter?

Most donors believe they know the answer.

The name itself suggests a simple mission: providing shelter to people who need it, but organisations evolve, campaigns expand, roles change. Over time, the question becomes less straightforward.

Several years ago, David Knox FCA asked whether Shelter had become something more than a traditional housing charity.

At the time, the question sparked debate.

Today, with Shelter playing a major role in shaping housing policy and public perception of the private rented sector, it is worth asking again.

What Shelter does — and does not — do

Shelter does not own or manage housing stock.

It does not operate as a social landlord.

It does not directly provide accommodation under its own portfolio.

Its core activities are:

• Policy advocacy
• Advice services
• Legal casework
• Research
• Campaigning

There is nothing improper about that, many charities operate in advisory or advocacy roles.

However, the name “Shelter” carries a strong semantic association with physical housing provision. The word itself implies roofs, beds and bricks, but the operational reality is different.

David Knox FCA believed that donors to Shelter should understand that distinction clearly.

From advice provider to policy influencer

Shelter’s role in housing reform debates has expanded over the past decade.

It has been prominent in campaigns relating to:

• Abolition of Section 21
• Renters Rights Act
• Landlord Licensing
• Increased compliance
• Please feel to mention others in the comment section below this article.

Its press releases are frequently cited in national media, its statistics enter parliamentary debate, and its representatives appear in consultation processes.

This places Shelter not merely in the role of service provider, but in that of policy actor.

When an organisation influences legislation affecting millions of private landlords and tenants, scrutiny of its institutional positioning becomes legitimate.

Statutory funding and contractual relationships

Shelter receives statutory grant and contract income.

This means it operates partly within publicly funded frameworks while simultaneously campaigning for policy change in the same housing system.

Again, this is not inherently improper.

However, it raises structural questions:

• To what extent does statutory funding influence strategic direction?
• How independent is campaigning from contractual obligations?
• Is Shelter best understood as an advocacy charity, a public service contractor, or both?

Institutional hybridity is increasingly common in the third sector, but it can also complicate public perception.

The campaigning dimension

Shelter’s campaigns frequently frame the private rented sector in adversarial terms.

Headlines highlight eviction surges, illegal practices and insecurity.

From Shelter’s perspective, this is advocacy for tenants.

From many landlords’ perspective it feels like systemic characterisation of the sector as problematic.

Campaigning is not neutral by design, it emphasises urgency.

The question is not whether Shelter campaigns. It does. The question is whether its institutional identity is more aligned with campaigning than with traditional charitable housing service provision.

David Knox’s discomfort lay precisely there.

Influence and accountability

When a charity; shapes media narratives, influences legislative reform, receives statutory funding, and operates nationally at scale, it occupies a space closer to institutional actor than purely benevolent service provider.

With influence comes heightened expectation of transparency and proportionality.

So far in this series we have examined financial scale and statistical framing.

Taken together, they demonstrate that Shelter is a significant participant in shaping housing policy, not a peripheral voice.

That makes institutional clarity essential.

Brand versus function

The final question is one of alignment.

Does the brand name “Shelter” accurately reflect its primary operational activity?

For many donors, the intuitive assumption is direct housing provision.

In practice, the organisation provides advice, representation and campaigning.

There is nothing inherently misleading about that distinction, provided it is understood.

What matters is clarity.

Returning to David’s question

David Knox did not argue that Shelter should cease to exist; he argued that large, influential organisations should withstand scrutiny without defensiveness.

He read the accounts because Shelter influenced the policy environment in which landlords operate.

That remains true.

Shelter is:

• A major charity
• A campaigning voice
• A policy participant
• A statutory contractor
• A media source

It is not a housing provider in the traditional sense.

Understanding that institutional profile allows readers to interpret both financial figures and statistical claims with appropriate context.

That is not hostility; it is perspective.

About David Knox FCA

David Knox FCA, who wrote for Property118 under the pseudonym “Appalled Landlord”, passed away on 21 January 2020. His investigative work, including his scrutiny of Shelter’s published accounts, remains available in the Property118 archives. This series of articles revisits the same type of publicly available source material in the analytical spirit of his work. A tribute to David can be read here.

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Renters’ Rights Act: risk minimisation

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Property118

Renters’ Rights Act: risk minimisation

Like it or not, the Renters Rights Act is just weeks away now, so for those of us who have not already completely sold up, we need to take this seriously.

The Renters’ Rights Act has left landlords feeling betrayed, exposed, and, in many cases, trapped, but there is a way for landlords to reduce risk.

There are big differences between understanding the Renters’ Rights Act, feeling exposed by it, expressing grievances, and regaining peace of mind.

Over the past few months, landlords have read the summaries, followed our updates, and debated what it might mean. However, as implementation gets closer, the conversation is becoming less about legislation and more about personal exposure, because once you strip everything back, the issue is not legal, it’s financial.

Lenders are also feeling this pressure

Howard Reuben, founder of Assured Protect and a long-standing Property118 sponsor, has built a specialist proposition in this area.

Several buy-to-let lenders have recently invited his team to present to their national teams, reflecting the growing importance of risk-reduction in the current environment.

Assured Protect works with a panel of over 200 insurance markets, including Lloyd’s syndicates and direct providers, and has recently expanded its advisory team following a partnership with an insurance consolidator.

The new Assured Protect Rent Guarantee Insurance policy provides up to £100,000 legal expenses protection per claim, providing the money to cover legal costs and expenses to help pursue or defend your legal rights arising from a claim involving all of the following:

• Rent Recovery: Covers the costs and expenses of pursuing a tenant over unpaid rent.
• Tenant Eviction: Covers the costs and expenses of obtaining vacant possession from the tenant.
• Tenant Property Damage: Covers the costs and expenses of pursuing the tenant for damage to the property.
• Legal Defence: Covers the costs and expenses of defending you in relation to civil or criminal court proceedings arising from the letting of the property.
• Property and Squatter Protection: Covers the costs and expenses of pursuing a third party in relation to a nuisance, a trespass, unauthorised occupation or damage caused to the property.
• Court Attendance: Cover for loss of salary for your time off work if you are required to attend a court or tribunal.
• Tax Protection: Covers the costs and expenses of representing you in a Tax Enquiry or Cross Tax Enquiry, PAYE disputes, VAT disputes.
• Rent Guarantee: Covers the cost of unpaid rent before vacant possession is obtained.

A hugely comprehensive policy providing landlords with massive peace of mind.

Individual properties and tenancies can be covered and property portfolios can also be wrapped up in to one policy, with one Direct Debit, too.

If the rent stopped tomorrow, how long could you carry your portfolio?

You have probably already run the numbers.

In the real world, we are all acutely aware that notices take time, courts are slow, and possession is no longer something you can rely on happening quickly. Nevertheless, there is a way for landlords to reduce cashflow risks resulting from the Renters Rights Act, and Howard’s team at Assured Protect would welcome the opportunity to discuss it further with you.

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Northern Ireland politician calls for rent controls to stop spiralling rents

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Property118

Northern Ireland politician calls for rent controls to stop spiralling rents

Rent controls do not work for landlords, but they do work for tenants, claims a Member of the Legislative Assembly (MLA) in Northern Ireland.

Speaking during Members’ Statements in the Northern Ireland Assembly, Gerry Carroll MLA claimed the Minister for Communities has failed to tackle the housing crisis in Northern Ireland and called for rent controls to be introduced.

The news comes after Northern Ireland landlords could soon face some of the longest Notice to Quit periods in the UK under new legislation.

Do not want to challenge private landlords

Mr Carroll explained he’s developing a Member’s Bill to introduce rent controls and an abolition of no-fault evictions.

He said: “It has been reported in the news that private rents have increased by 50% in the past five years. That is obviously shocking and appalling and should be condemned, but it is not entirely surprising.

“The Executive parties have failed on private rents: in my view, they do not want to challenge private landlords.

“We have gone way beyond the point of not wanting to annoy or aggravate people. This is a question of power and what parties here will do to challenge power and wealth: the power and wealth of private landlords.

“I am developing a Member’s Bill on housing that, hopefully, after going through the hurdles, will deal with some of the problems. It will aim to freeze rents for a period of years, introduce a no-fault eviction ban to ensure that people cannot be evicted by their landlords and, over a period, introduce rent reductions.”

Rent controls work for tenants

He adds: “It is the view of many people, not just me, that the Minister for Communities has absolutely failed to tackle the housing crisis, particularly in the private rented sector, hence my Member’s Bill and other people’s action on housing.

“The Minister, alongside his party colleagues and others, has tried to pour cold water over rent controls and caps. To paraphrase him, he says that they do not work and that he fears that they would be counterproductive.

I say this: rent controls do not work for landlords, but they clearly work for private renters by reducing the money that comes out of their account every month and, obviously, putting more money in their pocket.

“To the Minister and his officials, if they are listening, I say this: rent controls exist in various countries, including Denmark, Malta, Sweden, the Netherlands, Spain, Germany and France. They are not perfect, but they exist. It is time for rent controls and rent reductions to ease the pressure on private renters and put more money back in their pockets.”

Rent controls do more harm than good

However, as previously reported by Property118, rent controls do more harm than good and actually do far more damage than benefit tenants.

According to the Institute of Economic Affairs (IEA), while rent controls may initially lower rents for existing tenants, they typically lead to higher rents in uncontrolled sectors and reduce housing supply and quality.

Even in Scotland, the rent cap has been blamed for soaring rents, which have increased by 11.6%.

Data by Hamptons reveals Scottish landlords are increasing rents at a faster pace than anywhere else in Great Britain because of rent controls reshaping the market.

Lead analyst at Hamptons, David Fell, said: “The evidence from Scotland suggests that rent controls rarely work as intended.

“At best, they delay rent increases; at worst, they set a new benchmark where landlords feel compelled to increase their rents every year by the maximum allowed.

“Faced with uncertainty over future rules, many landlords choose to raise rents little and often rather than risk falling far below market levels.”

You can watch Mr Carroll’s full statement from 36:02 below

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House prices remain above pandemic peak levels

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Property118

House prices remain above pandemic peak levels

Average house prices remain above their pandemic peak six years on from the first Covid lockdown, an analysis of national and regional data reveals.

Figures from Yopa show values rose by 26.5% during the pandemic followed by a period of cooling before prices moved back towards previous highs in early 2025.

The average house price now sits at £270,259, which is 1.7% higher than the earlier peak of £265,727 recorded in September 2022.

Across the home nations, each is currently above its pandemic benchmark with England 0.6% higher and Wales stands 3.5% above.

Scotland is 5.0% higher, while Northern Ireland is 17.8% above its previous peak.

House prices have stabilised

Yopa’s chief executive, Verona Frankish, said: “There’s been a lot of doom and gloom surrounding the property market of late, however, it wasn’t that long ago that the headlines were focused on the pandemic property market boom and just how quickly house prices were climbing, fuelled by the stamp duty holiday.

“We did see house prices cool as this stamp duty incentive was gradually phased out, but what’s notable is that prices across the majority of the UK have since stabilised and, in many cases, crept back above the levels seen at the height of the boom.”

She added: “That really puts the current market into perspective as, whilst market sentiment may not be as buoyant as it was during the pandemic, many homeowners are still sitting on values that exceed even the unprecedented surge seen during Covid.”

Regional prices up

Within England, most regions also remain above the levels reached during the pandemic boom.

The East Midlands, North East, North West, West Midlands, and Yorkshire and the Humber have all recorded higher prices.

Elsewhere, four regions continue to sit below their previous highs including the East of England which is down 2% and London is down 4.8%.

The South East is down 3.3%, and the South West has dropped 4.2%.

At local authority level, 233 (65%) of the 360 areas analysed are above their pandemic peak.

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Sadiq Khan unveils cash for London’s tenants to tackle landlords

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Sadiq Khan unveils cash for London’s tenants to tackle landlords

A £400,000 fund will help London’s renters challenge landlords and understand their rights when the Renters’ Rights Act takes effect on 1 May.

The cash will back advice services, renter groups and training for borough officers who pursue criminal landlords.

The mayor, Sadiq Khan, launched the enforcement fund with a call for rent cap powers to be devolved.

Also, new YouGov polling commissioned by the Greater London Authority has found three-quarters of Londoners would back such rent rise limits.

Ensure rules are met

Sadiq Khan said: “We are seeing the biggest expansion of renters’ rights for a generation – this is a change that I have long called for and will transform the lives of London’s 2.7 million renters.

“I’m pleased to announce a new Renters’ Rights Enforcement Fund so that renters in London know their new rights, from a ban on no-fault evictions to tribunals to challenge unreasonable rent hikes.

“It also means that crucially organisations will have more resources to make sure the new rules are upheld.”

He added: “I believe the next step is for Ministers to devolve the power to cap rents so we can tackle the capital’s problems of both affordability and supply.

“And the evidence is clear – Londoners would overwhelmingly back new plans to put a cap on rent increases in the capital.”

Funds to check on landlords

The fund fulfils a manifesto pledge to help organisations inform tenants of their new rights.

There will also be online tools and checkers to enable tenants ‘to hold their landlords and letting agents to account’.

There’s also a plan for better intelligence-sharing between boroughs on problem properties.

Mr Khan also wants to exempt new build-to-rent homes from any rent caps to encourage supply.

The mayor’s office will launch a fresh awareness campaign next month using online adverts and posters on the TfL network.

No to rent controls

Ben Twomey, the chief executive of Generation Rent, said: “The Renters’ Rights Act is a major step forward in rebalancing the power between landlords and renters, giving us more security in our homes.

“Ahead of this new law coming into action, the mayor’s funding of tenants’ organisations is most welcome to help make every renter aware of the new rights.

“With this funding, organisations can do more to support the law to reach into people’s homes and improve their lives.”

Jordan McCay, a policy officer at the British Property Federation, said: “While it is encouraging to see Build to Rent protected from calls for rent controls given its key role in expanding housing supply, this protection is recognition that rent controls pose significant risks to investment and the availability and homes, and should not be introduced at all.

“Evidence from Scotland shows how interference in rent-setting reduces investment and shrinks housing supply, worsening affordability for tenants.

“Introduction of rent controls in England risks repeating these patterns, prompting private landlords to exit the sector and deterring new investment and delivery.”

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