Few would dispute that the passing of the Renters’ Rights Act was long overdue, with action needed to remove rogue operators, who have dominated headlines over the years, from the market.
Responsible landlords – those that invest in property maintenance, comply with safety regulations, and are respectful of their tenants – understand this. However, policymakers need to ensure that they aren’t the ones that risk being pushed out completely.
Agents on the forefront of the market now have the opportunity to provide landlords with invaluable strategic advice, to ensure their next move is well informed.
Changing landlord behaviour
Over the past year, landlord confidence has significantly weakened. Between April and June 2025, the National Residential Landlord Association (NRLA) reported that 6,700 households qualified for council support because their landlord chose to repossess and sell the property. This figure has risen by approximately 19 per cent since late 2024, according to the analysis. It reflects a clear pattern: more landlords are choosing to exit the sector, and fewer are entering to replace them.
This is happening at a time when demand for good quality housing is reaching record levels. Government figures reveal that there were 132,410 households living in temporary accommodation in June 2025 – the highest number on record. 63.6% of these households include dependent children (+7.5% versus June 2024), and the Local Government Association has warned that temporary accommodation is becoming one of their largest and fastest-growing financial pressures.
Landlords are stepping back due to a combination of factors. Although the Autumn Budget avoided introducing National Insurance on rental income, it raised the tax on dividends, savings and rental income by 2%. The NRLA described the chancellor’s announcement as “deeply regressive”, with the additional costs likely to push up rents across the country and disproportionately affect low-income households.
Additionally, with Local Housing Allowance (LHA) frozen for the second year in a row in 2026/7, many tenants receivingfinancial support could be pushed closer to homelessness as the cost-of-living crisis continues to grip families across England.
Regulatory changes – primarily the Renters’ Rights Act – are creating additional administrative and financial pressures too. Whilst it is unlikely to be enforced until at least 2035, the eventual extension of the Decent Homes Standard to the private sector signals a future shift in the expected quality of properties. So, it’s unsurprising that many of the smaller landlords, who make up a large proportion of the market yet have limited resources compared to the larger operators, feel they no longer have the financial resilience or certainty to continue letting properties.
For estate and letting agents, these trends have immediate implications. Fewer landlords mean fewer instructions, reduced managed stock and more competitive local markets. Many landlords considering selling up are doing so out ofconcern rather than preference. They are seeking reassurance, more predictable income and greater support as they navigate regulatory and financial changes.
Supporting landlords through transition
This is where agents can play a valuable advisory role. Before immediately accepting instructions to sell, there’s value in exploring whether alternative management models might better serve the landlord’s future interests. Doing so not only strengthens long-term relationships, but can increase the agent’s reputation as a trusted, well-informed partner.
Some landlords assume their only options are a traditional Assured Shorthold Tenancy or selling up, but the emergence of alternative management models are presenting new opportunities.
One notable trend is the increasing number of local authorities entering partnerships with specialist property managers to address temporary accommodation shortages. These arrangements typically involve fixed-term leases with predictable income streams that offer landlords greater property protection than a standard AST. Meanwhile, councils are able to provide more stable, secure and good qualityaccommodation for the thousands of families currently living in unsuitable accommodation across the UK.
Without exploring and understanding viable alternatives, many landlords will decide that selling is their only option. Now is the time for agents to demonstrate credibility and show their support before it’s too late.
Preparing for what’s next
Landlords are facing a range of challenges today, including rising costs, tax changes, tighter regulation and increased administrative demands.
With the market at a crossroads, agents who position themselves as strategic advisors will be able to retain landlord confidence through this period of change. This means engaging in supportive and informed conversations to explore all viable options, before they exit the market prematurely.
By offering informed and balanced guidance, agents can help landlords to continue operating with confidence, maintain essential rental supply and support a healthier, more resilient housing system for the future.
John Angus is managing director of Switch Management
