Property Tribes - Start Your Landlord Journey Today - Property-a-holics

Eviction - Not renewing the HMO licence

2026-06-09T13:28:05Z

I have HMOs, and one of them is coming up for renewal. I am staying in the market, but not all HMO landlords want to.

What if the renewal conditions are too onerous and landlords no longer wish to operate an HMO? Do they still need to renew it before issuing an eviction notice? Where do landlords stand in this scenario?

S8 and new Landlord renting after purchase

2026-06-08T12:46:59Z

I thought i would share the response I had from an agent about the use of S8 asking a tenant to leave a property so it can be sold

My own view is this is very new Legislation and there could be challenges from an old tenant when they see the property has been purchased by a new Landlord and rented out to a new tenant I dont think it is clear cut

I have had a look at the Renters’ Rights and the Housing Act again in relation to re-letting within 12 months. There is nothing in the acts that expressly states a buyer is free to relet, which is a little stupid if that was the government’s intention. Section 16E(4) states that where the prohibition applies to a person, it continues to apply to that person until the end of the restricted period which suggests that the restriction is personal to the landlord who relied on Ground 1 or Ground 1A. I wonder if it could be argued by a disgruntled tenant that, in the same way that the liability for an incorrectly served deposit would carry forward, whether the 12 month restriction should also transfer to a new ‘person’.

The legislation is not as perfectly clear as I would wish and if I was in a position where I had to offer advice to a client, I would certainly want some sort of reassurance, perhaps an insurance policy, to cover any legal action taken as a result of this

The cliff edge of selling a BTL - Part 2

2026-06-02T18:10:33Z

Following on from this thread ... The cliff edge of selling a BTL

I have just found something out today about the cliff edge when a landlord sells.

If you as the landlord give notice to your tenant because you wish to sell your property and If a Landlord purchases it from you, they can't rent it straight away because a tenant has been asked to leave!

If this is true, this rule could affect the sale of the property .... also the new landlord could be hit with Council Tax Penalties ie a loading of double Council Tax or more.

Residential vs. commercial property

2026-06-02T13:50:07Z

A useful article sent to us by PropertyMark:

Property has long been a popular investment choice, but should you invest in residential property or commercial premises? Both can offer attractive returns, but they come with different risks, responsibilities and legal considerations.

What’s the difference between residential and commercial property?

The main distinction is simple:

- Residential property is designed for people to live in, such as houses, flats and apartments.
- Commercial property is used for business purposes, including shops, offices, warehouses and industrial units.

While both can generate rental income and potential capital growth, the way they are managed and regulated differs considerably.

Who is responsible for repairs and maintenance?

Residential property

In most residential tenancies, landlords are responsible for maintaining the structure of the property and ensuring key systems, such as heating, plumbing and electrics, are in good working order.

Landlords typically bear the cost of wear and tear to features such as kitchens, bathrooms and communal areas. Service charges may also fall to the landlord, depending on the property and tenancy agreement.

Commercial property

Commercial leases often place greater responsibility on the tenant.

Many leases include:

A Schedule of Condition, which records the property’s condition at the start of the tenancy.
A Schedule of Dilapidations, which identifies repairs or maintenance that the tenant may be required to carry out during or at the end of the lease.
Many commercial leases are structured as Full Repairing and Insuring (FRI) leases, meaning the tenant is responsible for most maintenance, repair and insurance costs associated with the property.
Service charges are also commonly recoverable from the tenant, although the exact arrangements depend on the lease.

What happens if rent isn’t paid?

Residential property

Since the introduction of the Renters’ Rights Act in England, landlords can no longer rely on Section 21 “no-fault” evictions. Landlords must now use specific legal grounds for possession, and court proceedings are often required.

As a result, recovering possession of a residential property can take several months, depending on the circumstances and court timescales.

Commercial property

Commercial landlords generally have a wider range of remedies available where rent arrears arise.

Depending on the lease terms, landlords may be able to use Commercial Rent Arrears Recovery (CRAR), pursue legal action, or take other enforcement measures to recover outstanding rent.

How does insurance work?

Residential property

Landlords typically arrange buildings insurance to cover the property itself, while tenants are responsible for insuring their own possessions through contents insurance.

Commercial property

Commercial landlords usually arrange the building insurance and recover the premium cost from the tenant through the lease.

However, this insurance generally only covers the building itself. Commercial tenants remain responsible for insuring their own stock, equipment, fixtures and other business assets.

What legislation affects property investors?

Residential property

The private rented sector is governed by a substantial body of legislation covering areas such as tenancy management, safety standards, energy efficiency and deposit protection.

In England, the Renters’ Rights Act 2025 introduced major reforms from 1 May 2026, including the abolition of Section 21 evictions and the move to periodic tenancies.

In Scotland, significant housing reforms continue to be implemented through the Housing (Scotland) Act 2025, with provisions being introduced between 2026 and 2028.

Commercial property

In England and Wales, the Landlord and Tenant Act 1954 remains one of the most important pieces of legislation governing commercial leases, giving many business tenants security of tenure and the right to request a lease renewal.

Commercial leases in Scotland are primarily governed by common law, while in Northern Ireland they are regulated under the Business Tenancies (Northern Ireland) Order 1996.

What are the advantages and disadvantages?

Residential property: the pros

Generally easier for new investors to understand.
Larger pool of potential tenants.
Greater availability of properties.
Can provide steady rental income and long-term capital growth.

Residential property: the cons

More intensive management requirements.
Landlords are typically responsible for repairs and maintenance.
Tenant turnover can be higher.
Increasing regulatory obligations.

Commercial property: the pros

Potentially higher rental yields.
Longer lease terms can provide greater income certainty.
Tenants often take responsibility for maintenance and repairs.
Opportunities to invest in offices, retail premises, industrial units and warehouses.

Commercial property: the cons

Higher barriers to entry.
Fewer potential tenants.
Smaller supply of properties.
Vacant periods can be longer.
Income may be more sensitive to economic conditions and business performance.

Ultimately, the right choice depends on your investment goals, risk appetite and the level of involvement you want in managing your property portfolio.

Michael Sears, NAEA Commercial Propertymark Advisory Board Member, said:

“Residential and commercial property investment each offer distinct opportunities and challenges. Understanding the legal obligations, financial considerations, and risks associated with both sectors is essential before making an investment decision.

“Propertymark’s commercial training, events and specialist advice can help investors build their knowledge and make informed choices when entering the commercial property market.”

It’s important that landlords use professional agents when letting their property. With no mandatory regulation of the property sector, Propertymark member agents have chosen to be independently regulated and accountable to the highest standards. To find Propertymark member agents in your area, use our Find An Expert tool.

Landlord Database - some questions

2026-06-02T07:54:12Z

So the next step is the Landlord Database.

I said a long time ago this would come and i was correct.

I have a few questions:

1. Who will run this - Govt or local authorities?

2. What will the content be?

3. Could it be similar to MOT or Road Tax where you can check on line?

4. Will it include a landlord's personal details?

5. What will it cost to register?

6. If it includes CP12 or electrical safety, who will up load it - Tradesman, landlord or agent?

The cliff edge of selling a BTL

2026-05-31T07:55:47Z

If you wish to see the true sentiment of the new Renters Rights Act, it's in the label.

What an awful title for a business contract!

The name alone sets the scene.

Anyway, the cliff edge - what am i talking about on this lovey sunny morning sitting in the garden watching nature at play?

I believe i am right in saying most landlords only own three, four or five properties and the bought them most likely for extra income or a pension or maybe something for their children or they like to play Monopoly for real.

However, for the small landlord who wants to sell and take the profits, there is a hurdle ....

Let's say you wish to retire and leave the PRS.

You give notice to your tenant to leave as you are selling and you market the property for sale, and, for one reason or another, the property doesn't sell.

The cliff edge is this you now have zero rent coming in as the property is void and you are paying maybe an interest only mortgage and council tax and building insurance.

You have created a property which is a loss maker and i dont think you can rent it for 12 months.

The ramification of this could be huge if a property doesn't sell and if you're investing in your own name - S24 could come into play if you're working with a salary of over 50K.

See my follow up thread on this same topic: Cliff edge Part 2

261k properties built july 2024 to dec 2025

2026-05-29T11:27:05Z

thats across all sectors, private, social, council leaving the government 1,239,00 left to complete over the remaining 14 quarters of this parliament, this equating to 88,500 per quarter, i wonder how long ministers will continue to state "we will catch up" before reverting back to 14 years tories, brexit, i bet angie cant believe her luck at being sacked

https://www.ons.gov.uk/peoplepopulationa...dcompleted

Landlord increases rent, GR not happy- shocker

2026-05-28T21:03:51Z

from the i paper

I’m a landlord with six homes – I’m hiking prices 30% due to new renter rights

"Ben Twomey, chief executive of Generation Rent, said: “Homes are the foundations of our lives. But when we are forced to spend too much of our income on rent, it means children are going to school hungry or older renters who can’t afford to turn the heating on."

and here it is in a nutshell, left wing ideology not surviving contact with real world politics, all the while the RRA was rumbling on generally the views i read from landlords was all it will do is cut supply and therefore most likely increase costs, well hello rental activists, enjoy the fruits of your labour.

its funny isnt it, that twomey states that all the ills of the country are due to private landlords renting out their property to people who agree to the arrangement and no mention of their being no supply of social housing for those who cant give their children a bit of cereal or toast before school, good old socialism wanting to control other peoples business, it doesnt work, never has, never will.

and only yesterday i read that some labour MP has come up with the bright idea that rent freezes are the solution, i mean really? so any landlords who try to maintain a fair rent are shafted and exposed to the threat of being unable to economical changes in their circumstances while those that have been whacking the rents up with gusto wont be effected, hardly seems workable to me.

would a rent freeze be coupled with a current interest rate deal freeze perhaps?

i think the one thing that would make me consider quitting landlording would be having the power to determine the fundamental requirement of the business taken away from me, id try to work it out with my tenants first.

Agent withholding rent (again)

2026-05-26T20:46:58Z

I want to rant a bit but also ask what others would do in my situation. A local agent that I have used for more than 20 years was taken over by a large corporate firm. I really didn't notice much difference but in October 2024 they withheld the rent from 7 properties for no good reason. After I complained to Head Office a flak catcher type sent a grovelling email and I accepted the apology and moved on.

They are doing it again but this time with a property I have bought (via a company) and despite me giving them notice of my intention, detailing the sale and sending a completion statement they are still paying the old owner and the 2nd misplaced payment has gone through. The old owner is upset. I am upset and the tenant is terrified that they will be evicted but they are not technically in arrears but the rent is not being sent to the new owner (my company).

New tenants Company

2026-05-23T09:58:49Z

I have new tenants to a large house via a company with a personal guarantee it’s only been 6 months with a large rental each month but the rent from the start has always been late and partial and by the time they catch the next month is due what I’m trying to do is work with them because it’s a new buisness ( a retreat ) but literally every week I have a call this or that is not working and now they want the whole front decking replaced in front of a a lodge.

I’ve paid for a new fire lighting alarm system £15,000 but it does not seem to stop so I know it’s all down to the contract which the estate agent says they should have done their due diligence and if they want upgrades after viewing twice they should do it themselves.

I think the issue is they are trying to to start a business with working funds behind them.

Has anyone else had a similar issue on a company let and perhaps a specialist in this field to advise?

I’ve tried very hard to accommodate and assist this new buisness but it seems they are using me as their maintenance team.

I’ve even been called out to a leak to below and when I tested the shower above it was literally blocked ( you don’t carry on using a shower if the water does to drain) so water spread across the floor and leaked.

When the blockage was cleared no mention of paying so I think it’s time to get a position on my obligations and be firm.