- Blog
- 27 October 2026
Louisa Ritchie
16.10.26 We’ve launched a new 1-Year Fixed Rate range. Visit our Products page or speak to our team for details
16.10.26 We’ve launched a new 1-Year Fixed Rate range. Visit our Products page or speak to our team for details
Louisa Ritchie
Originally published by The Intermediary
On the 27th October this year, the Renters’ Rights Act (RRA) marks the first anniversary of it receiving Royal Assent, and while significant changes have already taken effect, we know there is still more to come for landlords operating in England’s private rental sector.
In the first two articles of this three-part series, I looked at what has changed, what is still to come, and the conversations advisers should be having with landlord clients.
To conclude the series, I want to consider where those conversations might lead, particularly when it comes to reviewing the properties landlords own, their financial performance and whether their portfolios remain appropriate for their longer-term objectives.
Different landlords, different conversations
At the recent Mortgage Business Expo (MBE) in London, I discussed how the buy-to-let (BTL) market is becoming increasingly professional, and why advisers need to recognise that different types of landlords have very different priorities.
Broadly speaking, I believe there are three groups: accidental landlords who may be questioning whether they want to remain in the sector, growth landlords considering their next acquisitions, and professional investors looking to make their existing portfolios work more effectively.
Each requires a different conversation, particularly when we consider the additional responsibilities and costs associated with the RRA, alongside the wider financial and regulatory pressures landlords are managing.
For some, the priority might be consolidating their existing holdings, while others will be considering refinancing, restructuring their borrowing or acquiring further properties, and advisers need to understand those objectives before recommending a particular funding approach.
Does every property still make sense?
Our Q3 Rental Barometer showed the average number of properties owned by Fleet landlord borrower applicants had increased to 18 quarter-on-quarter, reinforcing how important it is to consider the performance of the entire portfolio rather than concentrating solely on individual mortgage transactions.
For these landlords, the question is not simply whether their properties comply with the latest requirements, but whether each investment continues to deliver what they expect from it.
Rental income, mortgage costs, maintenance, insurance, management fees, void periods and future property improvements all need to be considered, alongside additional expenditure such as the £65 annual registration fee per property under the new landlord register.
Property type is another consideration, particularly as landlords look towards houses in multiple occupation (HMOs) and multi-unit properties which may offer more attractive yields but can also involve additional tenants, greater management demands and more complex responsibilities.
As I mentioned at MBE London, an investment which looks attractive on paper will not necessarily be appropriate for every landlord, because the time, knowledge and resources required to manage it can be just as important as the potential financial return.
Reviewing does not necessarily mean reducing
There is a danger that discussions about regulation and additional costs lead to an assumption that landlords will inevitably want to reduce their portfolios, but certainly portfolio and professional players are unlikely to row back from a sector which continues to deliver strong yield with the potential for capital growth.
For advisers, this means a portfolio review should be as much about opportunities as addressing potential problems, whether that involves refinancing existing properties, raising capital for improvements, restructuring borrowing or supporting further acquisitions.
Affordability remains an important consideration, particularly in the current rate environment and for landlords with larger or more complex portfolios, and this is where specialist lenders and advisers who understand the individual circumstances of professional landlords can make a meaningful difference.
Fleet was established with professional and portfolio landlords at the centre of our proposition, and that focus remains particularly relevant as the market continues to develop towards larger, more professionally-managed property businesses.
An ongoing role for advisers
One year after Royal Assent, the RRA has already changed the environment in which landlords operate, but its staged implementation means advisers will have further opportunities to engage with clients as additional requirements take effect.
Advisers are not expected to provide every answer themselves, particularly on legal, tax or property management matters, but they can identify the questions clients should be considering and help them access appropriate support.
Our dedicated Renters’ Rights Act resources for advisers have been developed to support those conversations, providing practical guides, implementation timeline and suggested questions for landlord clients. Make use of them and the other resources available to help steer those client communications and interactions.
This brings our three-part series to a close, although we know there is considerably more to come regarding the RRA and the responsibilities it places on landlords. At Fleet, we will continue looking at further adviser- and landlord-facing resources to help support the ongoing transition, ensuring you and your clients have access to useful information as the next stages are introduced.
Ultimately, the opportunity for advisers extends beyond helping landlords respond to legislative changes, because understanding what each client wants from their property investments, and whether their existing portfolio can deliver it, is central to providing the kind of ongoing support which professional landlords increasingly require.