Landlords delaying decisions as uncertainty shapes next moves

A defining characteristic of the current landlord landscape is not just what decisions are being made, but how many are being delayed. According to the Property118 Landlord Sentiment Survey Q1 2026, a significant proportion of landlords are choosing to hold their positions rather than commit to expansion or immediate disposal.

Based on 2,380 completed responses, while 57% plan to reduce portfolios and only 6.8% intend to expand, a substantial group are maintaining their current holdings. You can review the full findings here.

The implication is clear: uncertainty is influencing timing.

A wait-and-see approach

Holding a portfolio is not always a passive outcome. In many cases, it reflects a deliberate decision to wait for clearer conditions before acting. Landlords are choosing to observe how factors such as regulation, financing and market demand evolve before committing to their next move.

The survey data suggests that this approach is becoming more common. Rather than rushing into transactions, landlords are allowing time to assess their options.

Flexibility supports delay

The ability to delay decisions is closely linked to financial position. As highlighted elsewhere in the Property118 dataset, many landlords operate with low loan-to-value ratios and strong equity positions. This provides flexibility. Without immediate pressure from lenders or cashflow constraints, landlords can afford to wait, monitor conditions and choose their timing more carefully.

Uncertainty across multiple fronts

The current environment presents a number of variables.

Regulatory changes, tax considerations, financing conditions and broader economic factors all contribute to an uncertain outlook. In such an environment, delaying decisions can be a rational response. Rather than committing to a single course of action, landlords are preserving optionality.

This aligns with wider trends in the survey findings, including reduced appetite for expansion and increasing intentions to sell.

Implications for market activity

When a large proportion of landlords delay decisions, it can affect overall market activity. Transaction volumes may slow, particularly within the investment segment, as fewer landlords commit to buying or selling in the short term. At the same time, delayed decisions can build up over time, potentially leading to more concentrated activity later. This creates a different rhythm within the market and periods of relative inactivity may be followed by more pronounced shifts as decisions are eventually implemented.

A sector pausing before its next move

The data points towards a sector that is not static, but temporarily paused. Landlords are reassessing their position, considering their options and waiting for greater clarity before acting.

This is often a transitional phase.

For now, one conclusion stands out: many landlords are not choosing inaction, they are choosing timing, waiting for the right moment to act.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.