Newsletter News

We know they exist - the media and tenant groups constantly remind us - but fortunately rogue landlords are few and far between AND typically they are not uncaring, money grabbing slum landlords or like those responsible for the Highland Clearances in the 18th century, these days they are more likely to be under-resourced and badly managed local councils or social housing providers,  

This months example identified fire risks that needed to be addressed over 10 years ago and they are still unresolved.

 I have been doing a lot on MTD recently and I know many landlords are annoyed at the prospect of having to subscribe to an expensive online accounting package and in the case of husband and wife landlords like Rachel and I, paying twice!

  and How Landlord LRA Makes It Simple

There are a mountain of responsibilities that come with being a landlord and one that sometimes gets overlooked is Legionella.

So what is it, where does it come from, is it really a risk in simple water systems, do you need to assess that risk or is it just another check box that you need to tick….

Matt Etherington of  legionella specialists, Landlord LRA,  answers some of the most frequent questions you may have and that we get asked!

Instead of our usual Christmas Social, we chose to gather for brunch at Southsea Marina this year (or last year, depending on when you're reading this). It was a wonderful occasion, enjoyed by all.

Rent to rent is a growth area for the property sector. Some of those properties are rented on to the social sector for various forms of accommodation and that has caused much debate in Planning meetings here in Portsmouth. It is a solution fraught with risk for the landlord unless the contractual relationship is clear and the management levels high - and that could all get worse under the Renters Rights Act but.... renting these properties into the social sector will become more appealing.

Legal expert David Smith outlines the pros and cons....

It seems to be a perennial problem that the appropriate paperwork has been served, the local authority have a duty to house (in order to prevent homelessness) and yet the tenant believes they have been told no help will be forthcoming until the bailiffs arrive.

We asked via one of our local MP's for evidence to support our case from the House of Commons Library, this is what they said.... 

Local landlord and PDPLA Member John Hodgart wrote in anger to his local MP about the impact upon him (and his student tenants) of the Renters Rights Act if implemented as proposed. He was even less happy when he saw the Ministers response.

As winter sets in, many landlords brace themselves for the annual battle against damp, condensation, and black mould. But there's a surprisingly simple solution that could save you and your tenants a lot of hassle: small portable dehumidifiers. 

How did the Budget land with the property sector, and what are the key takeaways for landlords? Here, we look at the announcements in more detail and unpack the new opportunities for property investors in 2026.  (Article kindly written for us by our favoured mortgage broker, MFB)

What do you do when you arrive at your property and find more people living there than you expected?  In the past it was your problem and if you approached PCC they would tell you to fix the problem or risk enforcement action, as it would be you in breach of licence or planning conditions.

The good news is PCC have written a useful reminder we can all use in our tenant and licensing paperwork at the start of a tenancy and when needed thereafter to make responsibilities and legalities clear. 

Landlords across Portsmouth are reporting growing confusion and inconsistency in how council tax exemptions for student tenancies are applied.  We have created guidance based on the experience of a number of members.

The Renters' Rights Act 2025 introduces changes that are particularly disruptive for the student lettings sector.

Historically, fixed-term assured shorthold tenancies (ASTs) aligned neatly with the academic year, allowing predictable turnover and maintenance windows.

Under the new law, ASTs will be abolished and replaced with Assured Tenancies. Students will be entitled to end the contract when they choose (by giving 2 months notice), and they cannot be held to a 10 or 11 month fixed term. Someone falling out with housemates or disenchanted with their course might give notice to end the tenancy in November, or in March if their course ends or they are too stressed to face exams.

There are nuances in the new rules that are crucial for any student landlord to understand such that a 'notice to quit' can be served by one co-tenant in a joint tenancy but only withdrawn if all co-tenants agree.

Student landlords need to prepare already now for challenges around tenancy length, possibility of irregular turnover, and possession, whilst fully detailed Government guidance is not expected for several months.

The Renters' Rights Act has introduced significant changes in how private landlords should treat requests from tenants to keep companion animals. Legal expert David Smith and charity voices from the Society for Companion Animal Studies (SCAS) agree the law marks a shift — but emphasise different priorities. 

What is clear from David Smith's analysis is that it is not about you, and your views on pets do not matter - it is a question of the properties suitability for the particular pet. Landlords now need a clear, consistent, and evidence‑based approach that balances property protection with tenants' wellbeing.

 Should one of our member landlords be unfortunate enough to have overlooked or not been informed about a regulation, such as the need to have a licence to let their property, and they receive notification that they will be fined by the local authority as a result, we recommend they use the Reeves Defence.

After years of waiting, the Renters' Rights Bill has finally achieved Royal Assent. Our mortgage broker partner MFB have put together an outline of the key changes and how they'll impact day-to-day landlord responsibilities

Media interest in Prince Andrew has soared to meteoric levels this month—though I suspect most people are indifferent, the press seems determined to make us care. Regardless of where you stand on the prince himself, I was once again dismayed to see the ambiguities of English law being exploited to push a narrative that is, quite simply, factually incorrect.

Take The Times, for example. Its front-page headline declared: "Andrew has not paid rent since 2003." Let's be clear—Prince Andrew is a leaseholder. He purchased the lease, and as such, is not required to pay rent. This is yet another instance of legal terminology being misunderstood or misrepresented—a recurring trap for politicians, journalists, and the public alike.

Our October member meeting was a working session on 'Making Tax Digital'(MTD) and whether you participated or missed it, this article contains essential follow up detail, answers to questions and further suggestions on how to proceed.

If the council are adamant they sent you a section 235 demand for documents, a section 239 powers of entry notice, an improvement notice, or some other notice – but you did not receive the notice, where do you stand?

Has the notice been properly served if you did not receive it?

Do you have a "reasonable excuse" defence for not actioning a notice you didn't get?

This may be a worry particularly for those members who spend significant amounts of time abroad.

We know a national register is coming – but will it be any better than the local licensing schemes we live with today, will it replace them? What ministers say so far about the proposed English national landlord register, what remains delightfully ambiguous, and what other parts of the UK (Scotland and Wales) actually do — including practical lessons from their rollouts and the notorious experience some landlords report with the Verso platform.

We have long bemoaned the 'HMO Bad, Family House Good' Animal Farm style mantra that permeates meetings of the planning committee. The good news is that the tide might be turning but the past year has been bad for Portsmouth at the taxpayers expense. 

 With just six months to go before many landlords must adopt Making Tax Digital (MTD), confusion still reigns. Few landlords are ready, and HMRC hasn't yet clarified all the details. So what does this mean for you—and what should you do now?

It used to be that the law defined the way we operated. Landlords built a business knowing what the rules were and PCC enforced based on those rules and where there was a dispute about interpretation of those rules, either side would go to the First Tier Tribunal, plead their case and then whatever the Tribunal decided became the new, clearer definition of the rules and both sides would change their operation accordingly. 

Sadly, those days have passed and PCC appear emboldened enough to tell the experienced surveyors on the Tribunal when they think they are wrong and to enlist expensive Gray's Inn barristers to plead their case on appeal at higher courts, sadly this behaviour has forced local landlords to do the same (without the high cost of London barristers) in order not to be beaten into submission.

OK - that is MFB's heading, not ours but they have been good to us over the past few years - providing updates and advice over Zoom during the Covid period and regular news updates since.  Their full press release follows. 

As mentioned last month, AdvoCATS representing a host of organisations including the PDPLA sent a letter to the Secretary of State, Angela Rayner, asking her to re-instate a landlords requirement for pet damage insurance in the Renters Rights Bill (the government having removed it in the last draft). See the full letter below along with the accompanying briefing paper here and the parallel press release here.

We will publish a guide explaining what you need to do to prepare for Making Tax Digital (MTD) in the next few days, but first you need to know when you need to switch. The easiest way to find out is to attend the HMRC Webinar this month. Details here... 

 Last month Portsmouth City Council's (PCC) Cabinet reviewed and agreed a document which summarised the effectiveness of the Additional Licensing scheme after criticism from us. Although it was independently created and funded by central government, we argued that the document and its presentation in the press was grossly misleading and failed to recognise the failings of the scheme. Read on to see why.

We have seen multiple queries from landlords being charged for anti-money laundering (AML) checks by letting agents and we know others do not realise that every landlord MUST now perform an anti-money laundering check on every tenant. Where is the line between something you MUST do and something where someone is just using it as an excuse to bill you for something?We try to explain.  

As mentioned last month (see it here) there is a new, much updated database of HMOs in Portsmouth.  We would really like to help the Council get it as accurate as possible so do check any of your properties against the list and any HMOs that you know of (or properties that were but are not anymore). 

AdvoCATS officially relaunched its Heads for Tails! campaign on Monday 11th August, with the aim of sending an open letter & briefing paper to The Secretary of State for Housing and the Housing Minister on 1st September asking for tenants rights to have pets and for landlords to be able to charge for insurance - exactly 4 years since the original campaign went live, and 1 week before the "ping-pong" process between the House of Commons and House of Lords begins.

Have you heard the one about the Chancellor strapped for cash, who thought private landlords would be good for it? 

If it were a joke, I would be looking forward to the punchline but sadly, it would appear that someone in the treasury thinks a few words in the coming Autumn statement  announcing charging National Insurance on rental income would plug a big hole….

The Base Rate has been cut for the 3rd time this year. What does this mean for mortgage rates, and why do we not expect further Base Rate reductions this year?

Last month our local MP's, Stephen Morgan and Amanda Martin, hosted a forum focussed on issues with HMOs and PCC's perceived inability to enforce against them (we think 'enforcement' is completely the wrong term here but ..).  As one member who attended described it, "it was a NIMBY fest full of false info and misinformation ".  Not the fault of the MPs but anyway, read on for our summary...

Portsmouth City Council's long-standing estimate of 6,000 Houses in Multiple Occupation (HMOs) in the city has been turned on its head by the council's own licensing records. Latest figures show less than half the 4,309 HMOs recorded five years ago and far fewer than the oft-quoted figure of 6,000. Personally, I had 4 small student HMOs in the south of the city 3 years ago, now I have none. I am not alone, every landlord I meet tells a similar tale – yet until today, this anecdotal evidence was completely at odds with the rhetoric of councillors, coverage in the press and figures from the council. What has happened, why and what does it say about supply, demand and the future shape of shared housing in Portsmouth?

PCC's own data shows: Since 2018, the net number of large HMOs has increased by about 80 (from ~1200) that is an average of just +1% per year. At the same time, more than 10 times that number of small HMOs have been taken out of HMO use.

This has implications – all flexibility to support the student market has been removed from the south of the city which will seriously impact the University and the councils own policies and regulations are causing the PO2 area particularly to feel as though it is being cluster bombed with large HMOs occupied by dubious tenants.

Is there a maximum age limit for getting a buy to let mortgage? Below, we discuss your options and how easily you can find the right rate as an older landlord.

 Southampton City Council has approved the designation of an Additional HMO licensing scheme to take effect from September 2025 for five years in 8 council wards.

If you missed it - we had our 40th birthday celebration this month, a garden party at the Queens Hotel in Southsea, we were joined by many members including 3 former chair persons and a couple of founder members plus the Lord Mayor, several councillors and many friends from both the council and some of the many organisations we have worked with over recent years.

And apart from having a very pleasant evening, we managed to raise £1,000 for the Lord Mayors charity, so thank you to everyone for their support. 

Another excellent thought leadership piece on the role of the PRS copied from LinkedIn and written by legal expert, David Smith asking what is the role of the PRS / where does it fit / is the law appropriate to manage it followed by my own thoughts on how to answer some of these questions. 

Portsmouth has long faced challenges in balancing housing affordability, community cohesion, and regulatory oversight. Houses in Multiple Occupation (HMOs)—where multiple, unrelated individuals share living spaces—have emerged as a significant part of the city's housing landscape. While their presence has sparked debate among councillors, planning officials, and residents, their value as an accessible housing solution remains undeniable.

Incorporation has become a hot topic among landlords in recent years, particularly as tax changes and regulatory pressures continue to reshape the buy to let landscape. But is transferring your property portfolio into a Limited Company the right move for you?

As with most things in property investment, the answer is: it depends.

 With Parliament's summer break looming, pressure is mounting to pass the Renters' Rights Bill—a sweeping reform that will reshape the lettings landscape. Whether you're a landlord or a policymaker, now is the time to understand what's at stake.

 Why are Portsmouth landlords being billed thousands for empty properties that aren't empty? Because, as ever, the left hand doesn't know what the right hand is doing.

 With all the interest in the progress of the Renters Rights bill taking centre stage, it is perhaps easy to overlook the future of short term lets, where legislation is also proposed.

David Smith, legal guru and friend of the PDPLA writes on LinkedIn, "A recent decision in the Technology and Construction Court has held that an exchange of WhatsApp messages is sufficient to create a contract. This is likely to have far-reaching consequences." 

Across the country, we see increasing numbers of councils introducing Selective Licencing applicable to all houses & flats in a designated area. Some councils are imposing licence fees of £900 or more even for the smallest flats, such as in Havering and in North Lincolnshire. These schemes, especially those with higher fees, can be extremely heavy-handed, impacting on tenants' rights as much as on landlords' competitiveness. Some schemes lack respect for sensitivities in multi-ethnic communities, and might readily be viewed as facilitating 'gentrification' or gerrymandering at the expense of the most vulnerable in society. None of the councils in our area have introduced Selective licencing yet, but it is probably only a matter of time.  

For those who missed our AGM (our 40^th anniversary AGM), all is not lost, we have everything you need to know including all of the big announcements .  

We have been talking about the forthcoming introduction of 'Making Tax Digital' for 7 or 8 years now, and sadly, for most of us it is now less than 1 year away and everyone will have to change how they operate which will add more cost to your business. Are you ready?

For landlords renting properties to student tenants, council tax responsibilities can sometimes become a point of confusion, particularly when tenants cease to be students partway through their tenancy. This article explores the key considerations landlords should keep in mind when dealing with council tax liability.  

After 25 years dominating the UK house sales and letting listing market, the writing may be on the wall for Rightmove as new AI entrants seek to shake up the marketplace.  

The valuation of Houses in Multiple Occupation (HMOs) in the UK is a nuanced process that balances local authority licensing standards, planning considerations, lender policies, and market dynamics. For investors and buyers—especially in cities like Portsmouth where housing standards and market demand intersect sharply—understanding how these forces interact is essential. 

We had a copyright issue, now resolved but the way we handle old articles has changed. We had a plan for questions@pdpla and 'recommended suppliers' but that may not work. And we had a glowing appraisal of several members. Read on for a brief explanation.