If you follow the property headlines, you could be forgiven for thinking every landlord in the country is heading for the exit. Our new survey suggests the picture is more mixed than that. In September, 276 UK landlords told us how they are dealing with the Renters’ Rights Act and Making Tax Digital, and what they plan to do next. Here are five things that stood out from the August Landlord Survey 2026.

1. More landlords plan to grow than to sell up

Over the next two years, 34% of landlords in our survey plan to increase the number of properties they own. 29% plan to shrink their portfolio or sell everything. The government’s English Private Landlord Survey 2024 found almost the same share selling, 31%, but only 7% planning to grow.

Seven in ten landlords (69%) say they will re-let the next property that falls vacant, compared with 59% in the government survey. Those planning to grow tend to be larger, younger and more often incorporated. Those planning to sell tend to be older and holding property in their own name. Among the over-65s, only 48% will re-let their next vacancy.

2. Most understand the Renters’ Rights Act, but fewer than half have acted

81% of landlords say they understand the Renters’ Rights Act, at least in its main points. Only 46% have changed how they operate.

The most common response has been to become more selective. Since the Act came into force, 39% have tightened referencing or affordability checks, and 32% now ask for a guarantor where they didn’t before. A third have raised the asking rent on a new let, and one in five has served or begun a possession claim.

Tenants are using their new rights too. 32% of landlords have had a complaint referred to a deposit scheme, council or ombudsman. 26% have had a rent increase challenged, and 23% have received notice under the new rules.

The most worrying gap is awareness of the landlord database and ombudsman. Only 23% of landlords knew they were coming, making them the least-known of the seven measures we asked about. Every landlord in England will need to register, so there is a lot of work to do to get that message out.

3. Only a third know when Making Tax Digital starts for them

Making Tax Digital for Income Tax began in April 2026 for landlords with gross income of £50,000 or more. It reaches the £30,000 band in April 2027 and the £20,000 band in April 2028.

We asked landlords both when they think they need to start and what they earn, so we could check one against the other. Only 35% named the right start date for their own income. Among those earning £50,000 or more, who should already be filing quarterly updates, fewer than half (48%) think they are in MTD. In the £30,000 to £49,999 band, due to join next April, only 28% named the right year.

Landlords already in MTD expect it to be a real burden. Three-quarters expect it to add at least four hours of work every quarter, and a third expect it to take more than a day.

4. More landlords are managing their properties themselves

27% of landlords have left a letting agent in the past two years and now manage their properties themselves. The main reason for changing how they manage was compliance and legal complexity, followed by wanting more control and the cost of fees.

The trend looks set to continue. 69% say they are likely to be managing all their properties themselves in two years’ time. Even among landlords who currently use an agent for management, the figure is 58%.

5. Confidence is solid, except among older landlords

On average, landlords rated their confidence in being a UK landlord over the next five years at 7.1 out of 10. Nearly two-thirds scored 7 or above.

That confidence is not evenly spread. Among the over-65s, the average falls to 4.7, and more than half of that group name further legislation as their biggest worry for the year ahead. Across all landlords, further legislation or regulation was the most common single worry, chosen by 26%.

How to read the figures

This is a survey of engaged, active landlords rather than a representative sample of the whole sector. Respondents chose to take part, and they lean towards larger portfolios: 74% let five or more properties, and 30% hold everything through a limited company. Comparisons with the government’s survey are indicative rather than like for like, because it covers England only and uses different wording in places. You can read how the survey was run, who was invited and the reporting conventions in the full methodology.

The takeaway

Landlords aren’t walking away. Most are adapting, by vetting tenants more carefully, taking on more of the management themselves and planning for the long term. What they need now is clearer information, especially about MTD start dates and the new landlord database, before the next deadlines arrive.

The full findings, including breakdowns by portfolio size and age, are in the August Landlord Report 2026.