The first quarter of 2026 has seen the completion of the UK’s largest ever landlord sentiment survey, conducted by Property118. With 2,380 landlords responding, representing ownership of 23,098 rental properties, the survey offers an unprecedented insight into the demographics, ownership structures, and future intentions of private landlords across the country.

Who Are the UK’s Landlords?

The survey reveals a sector dominated by older, experienced investors. Over three-quarters (76.8%) of respondents are aged 56 or older, with only 2.6% under 40. This ageing demographic highlights the growing importance of succession planning and portfolio exit strategies, as the sector faces an inevitable increase in property disposals in the coming years.

Regionally, London and the South East account for 37% of respondents, reflecting the concentration of property investment in these higher-value markets. The North West also shows strong representation at nearly 12%, likely driven by buy-to-let growth in cities such as Manchester and Liverpool. In contrast, Scotland, Wales, and Northern Ireland remain underrepresented, collectively making up less than 8% of respondents.

Property Types and Tenants

The vast majority of landlords (86%) let standard residential properties including houses, flats, and bungalows. Houses in multiple occupation (HMOs) account for just 7.2%, a notable figure given the heavier regulatory requirements associated with this property type. Other property types and commercial lettings make up a small minority.

Regarding tenant profiles, 63.3% of landlords primarily let to working tenants, while 28.3% have a mixture of tenant types. Only a small proportion let to tenants on benefits or students, at 3.5% and 3.3% respectively.

Ownership and Management Structures

Ownership remains predominantly personal, with 61.2% of landlords holding properties in their own name. However, there is a clear shift in preference for future acquisitions, as 52.1% intend to purchase through limited company special purpose vehicles (SPVs). This divergence reflects the impact of Section 24 tax changes, which have altered the financial calculus of ownership.

Family investment companies are also gaining traction, with 10.9% of respondents favouring this structure for future purchases, indicating increased interest in inheritance tax planning and wealth transfer strategies.

In terms of management, 40.8% of landlords manage their properties entirely themselves, while 23.8% use full agent management. A further 19% employ a mixture of self-management and agent services, and 15.9% use agents solely for tenant finding. This reliance on personal management raises questions about regulatory compliance and standards across the sector.

Financial Positioning and Leverage

The sector appears financially conservative. Nearly 30% of landlords have no mortgages on their properties, and over 60% have loan-to-value (LTV) ratios of 50% or below. Only 2% are highly leveraged above 75% LTV. This substantial equity buffer may explain the absence of widespread mortgage defaults despite recent interest rate rises.

Future Intentions: A Sector in Transition

Perhaps the most significant findings concern landlords’ plans over the next 12 months. Almost 40% intend to sell one or more properties, and 17.3% plan to exit the sector entirely. In contrast, only 6.8% expect to buy additional properties. This means that for every landlord planning to purchase, more than eight are considering selling or leaving the market.

Such intentions, if realised, could severely reduce the supply of privately rented homes, displacing hundreds of thousands of tenants and exacerbating pressures on an already stretched housing market. The concentration of disposals could also impact rental prices and availability, with wider implications for housing policy and social housing demand.

Additionally, nearly a third of landlords expect to remortgage within the year. Given that interest rates remain elevated compared to pre-2022 levels, this may increase repayment costs and further incentivise disposals.

Life Insurance and Financial Planning

The survey also highlights a significant gap in financial planning, with over 80% of landlords not using life insurance as part of their property investment strategy. This includes protection against mortgage liabilities and inheritance tax planning. Considering the ageing profile of landlords, this represents a missed opportunity for risk management and wealth preservation.

What this means for landlords

The survey paints a picture of a private rented sector largely composed of older, personally owned portfolios, managed predominantly by landlords themselves. While financially resilient, the mood is cautious due to regulatory and tax pressures. The shift towards corporate ownership for new purchases is clear, but many remain locked into personal ownership structures due to capital gains tax implications.

For landlords, this environment demands careful consideration of portfolio management, succession planning, and financial protection strategies. The high proportion planning disposals or exit signals a need to prepare for potential market shifts and tenant impacts. Engaging with professional advice on ownership structures and risk mitigation will be increasingly important in navigating these challenges.

For the sector as a whole, these findings underscore the urgent need for policymakers to consider the unintended consequences of ongoing regulation and taxation changes. Without intervention or a pause in reform, the supply of privately rented homes may contract, intensifying housing shortages and social pressures.

Source: Based on reporting from Property118

TLA Training Academy

The Landlord Association has launched its new Training Academy for UK landlords, providing structured guidance, compliance education, and practical knowledge to support landlords at every stage. Members can now complete the programme and become TLA Certified Landlords at no additional cost as part of their membership.

Landlords can explore the Academy here: https://landlordassociation.org.uk/tla-academy/

Those looking to join and access the full training and certification can register here: https://landlordassociation.org.uk/landlord-association-membership-uk/

TLA update

The Landlord Association is currently onboarding new service providers into its Trusted Partner Hub, a new initiative designed to support landlords, tenants, letting agents, and property managers with vetted, high-quality services. As one of the fastest growing landlord associations in the UK, TLA offers partners direct access to an engaged and active member base at the point of need. Service providers across legal, maintenance, insurance, finance, mortgages, tenant screening, and property services can register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/