Four months after the introduction of the Renters' Rights Act 2026, research suggests as many as 30,000 UK landlords planned to sell up in response to the reforms. To assess the picture more closely, Mortgage Lane surveyed 113 UK landlords between May and July 2026.
The findings point to a market in flux. While 13.3% of landlords plan to sell multiple properties and 8.8% plan to exit the buy-to-let market entirely, 23% intend to acquire more property over the next 12 months. A further 17.7% plan to sell at least one property.
The survey identifies mortgage rates as the leading factor shaping landlord decisions, cited by 19.5% of respondents. The Renters' Rights Act itself ranks fifth, with 11.5% naming it as their biggest influence, behind mortgage rates, the opportunity created by other landlords exiting (15.9%) and property prices (14.2%).
"I don't think we should read landlord sales as a simple exodus from buy-to-let," said Joseph Lane, founder of Mortgage Lane (pictured).
"The more interesting story is a changing landlord market: Renters' Rights may be pushing some investors out, but it is simultaneously creating an opportunity for better-capitalised landlords to grow their portfolios."
Scotland accounts for the largest proportion of buy-to-let properties (18.6%) among those surveyed, followed by the North East (11.5%) and South East (10.6%). One in ten landlords (9.7%) hold property across multiple regions, with 8.8% owning in London.
The question of rate tolerance reveals a spread of vulnerability. Some 19.5% of landlords say their properties would become commercially difficult to justify at rates of 4–4.99%, while 17.7% say they could withstand rates of 7% or more. A further 13.3% say their properties are already difficult to justify at current rates.
Mortgage rates are also reshaping how landlords structure their investments. Some 20.4% are moving towards limited company ownership, 15.9% are selling or considering selling, and 15% say higher rates are actually making them more likely to buy, as other landlords exit.
"Mortgage rates rise when swap rates rise," Lane said. "This is the mechanism which responds to market sentiment and actually prices your fixed-rate mortgage.
"And swap rates are influenced by inflation data, economic growth and geopolitical events, among other things. We've had a Middle East conflict rattling energy prices and inflation forecasts all year. And generally, markets react more to uncertainty than anything. Confidence is key to stable mortgage rates."
When asked what would make them more confident about buy-to-let, 54.9% of landlords pointed to lower interest rates, with 51.3% citing better lender options and 46.9% calling for more stable regulation. Better tax treatment (41.6%), easier refinancing (42.5%) and more clarity on EPC rules (43.4%) also featured prominently.
"What stands out is that landlords are responding to mortgage rates by changing their strategy rather than simply walking away," Lane noted.
"The move towards limited companies, different refinancing structures and opportunistic buying suggests Renters' Rights could ultimately professionalise the sector, with landlords becoming more sophisticated about how they finance and structure their portfolios."
The survey also found mortgage rates to be the biggest concern for landlords with limited company buy-to-let holdings, cited by 23.9% of respondents in that group.
