We are feeling SO trapped?
We had planned to sell our 4 BTLs when we retired in 2015, but time seems to have slipped by, and we are still trapped with 3 of them. Two of them have been tenanted by the same people since 2006, and the third is currently vacant.
With all the nasty stuff coming down the line at private landlords, and as we are now in our mid-late 70s, we decided to grasp the nettle, and so, in the autumn of 2025, we put all 3 on the market with an agent who would list them on an auction site, hoping to sell them quickly to another investor.
None of them sold. We took the 2 that are tenanted off the market, leaving just the vacant one, where it has been ever since, sadly still with no serious interest. The interest-only mortgage ends in September, when it will either need to be repaid or we will need to find another deal.
Now we’re wondering whether we should re-let the vacant one and put the other 2 on the open market, sucking up the Early Redemption fees on their (newish) mortgages should they sell.
Our questions are:
- What is the last date we can issue a Section 21 before the Renters’ Rights Act comes in?
- What is the longest notice we could give our tenants at that time?
And should they still fail to sell within a reasonable time (since we will be covering both mortgages, full council tax x 2, vacant property insurance x 2 etc which will eat up our pension pots) would we be able to re-let them after issuing the Section 21s before the RRA comes in, or would we need to leave them empty for a year as by then the RRA would be in force?
Or … should we just stick with our good tenants (selling if/when they move out), keep our fingers crossed we can weather the legislation, the expense of getting all 3 up to an EPC C (not to mention deciphering Making Tax Difficult) and leave it to our kids to sort the mess out when we’re pushing up daisies???
Denise
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Member Since August 2020 - Comments: 19
6:09 PM, 19th January 2026, About 3 months ago
Quite an interesting reading for me.
I am in a similar situation. Only one property now.
Main problem for me is EPC, which is currently category D ( since 2022.
Boiler was replaced in 2021 that still kept it within D.
Uncertain what improvements can change it to C in a second floor flat in a block of six flats ( Three are lived in by owners).
ANY SUGGESTIONS HERE REGARDING THIS.
Have replaced old double glazed to new triple glazed in 2023.
Not sure weather it would change it to c.
Have good tenants at present.
My major worry is harsh legislation ( civil penalties) & anti landlord attitude of justice ( courts) system.
If unable to find solution to improve the EPC now ( though mandatory requirements still a couple of years away) it may have to issue S21 now to get it vacated and sell it ( now when aged nearly 76) with/without tenants, as the case may be.
OR AN ADVICE FROM SOMEONE REALLY ABLE TO LOOK AT THE FLAT TO ASSURE IF THE THE EPC CAN BE IMPROVED TO CATEGORY C.
Really puzzling.
Wish this government falls to let soma favourable to com in to remove the LL’s crisis
Member Since August 2020 - Comments: 19
6:10 PM, 19th January 2026, About 3 months ago
Quite an interesting reading for me.
I am in a similar situation. Only one property now.
Main problem for me is EPC, which is currently category D ( since 2022.
Boiler was replaced in 2021 that still kept it within D.
Uncertain what improvements can change it to C in a second floor flat in a block of six flats ( Three are lived in by owners).
ANY SUGGESTIONS HERE REGARDING THIS.
Have replaced old double glazed to new triple glazed in 2023.
Not sure weather it would change it to c.
Have good tenants at present.
My major worry is harsh legislation ( civil penalties) & anti landlord attitude of justice ( courts) system.
If unable to find solution to improve the EPC now ( though mandatory requirements still a couple of years away) it may have to issue S21 now to get it vacated and sell it ( now when aged nearly 76) with/without tenants, as the case may be.
OR AN ADVICE FROM SOMEONE REALLY ABLE TO LOOK AT THE FLAT TO ASSURE IF THE THE EPC CAN BE IMPROVED TO CATEGORY C.
Really puzzling.
Wish this government falls to let soma favourable to com in to remove the LL’s crisis
Member Since May 2014 - Comments: 620
6:55 PM, 19th January 2026, About 3 months ago
Reply to the comment left by SGhai at 18:10
The way they assess the EPC has changed and according to my assessor thanks to Ed. it is now more difficult to get a C.
I think you should have an assessor in again to advise you and if you get a good one they will tell you the cheapest route to achieving a C
Assessors are a mixed bag and a good one is worth the money.
We all wish that this government would make a quick exit but if Reform get in I wonder if they will make it a more even playing field.
It bothers me that so many tories are joining Reform because they were the people who got rid of mortgage relief and introduced the RRB.
Labour just finished the job by putting the final nail in the coffin.
Member Since August 2020 - Comments: 19
7:23 PM, 19th January 2026, About 3 months ago
Reply to the comment left by Stella at 19/01/2026 – 18:55
So what is the fate of the properties, currently in D, F category?
Some possible to improve to C, others, Either to be bought by the owner occupiers & the ones that can’t be improved – to be demolished?
Member Since August 2025 - Comments: 6
8:34 PM, 19th January 2026, About 3 months ago
Sell. Sell. Sell. they only haven’t sold so far because they have not been marketed at the right price!!
Member Since September 2022 - Comments: 26
8:49 PM, 19th January 2026, About 3 months ago
Reply to the comment left by Xpropertyinvestor at 19/01/2026 – 20:34
Is that what you’ve done? What’s your experience?
Member Since August 2025 - Comments: 6
8:51 PM, 19th January 2026, About 3 months ago
Reply to the comment left by Colette McDermott at 19/01/2026 – 20:49
It’s what I do for a LIVING!!! BTW I’m not an estate agent!
I sold all of my own properties years ago. All of this regulation/restrictions has been coming for years. there is far more money to be made elsewhere for less work
Member Since November 2015 - Comments: 584
9:23 PM, 19th January 2026, About 3 months ago
Reply to the comment left by SGhai at 19/01/2026 – 18:09
What does your current EPC give as the potential best for the flat? We’ve just insulate-boarded the external walls of a flat and that’s brought it up to a C. Essentially you just attach the insulated plaster boarding to the interior of the walls that back onto the outside (that sounds as clear as mud so I hope you get what I’m trying to say). It means you’d have to remove and refit skirting boards and make good around the window ledges and door frames. It’s not the sort of thing you can easily do with a tenant in the property, but you do have until, I think it’s projected to be 2030 for occupied properties and it might change again yet.
Member Since December 2025 - Comments: 49
9:57 PM, 19th January 2026, About 3 months ago
No. It’s exactly like when E became the minimum in the early 1970s. If it will cost more than the cost cap (currently proposed £15k) you will get a 10 year exemption. Think epc c already gets a better sale price (B or better can get better mortgage rates) so if you can afford it’s probably worth the investment to upgrade anyway.
But many properties are leasehold or part of a block so external wall insulation not viable (even if wanted to…see below). With all the works needed with internal wall insulation (moving radiators, kitchen units, baths etc when on an outside wall, plus holes in ceilings and floors to get to spaces between floors) plus the insulation itself, it will be easy for many properties to have estimated costs of over 15k. And there simply arent enough insulation experts to do the work properly (look at the bodge with recent EWI paid by govt schemes had 98% failure rate according to NAO). For all these properties LLs will get 10y exemptions.
Member Since December 2025 - Comments: 49
10:10 PM, 19th January 2026, About 3 months ago
Reply to the comment left by SGhai at 19/01/2026 – 18:10
Triple glazed rarely improves epc vs double glazing in uk due to less solar gain
May help you more when new epc methodology comes in which will apparently concentrate more on fabric of building and less on energy cost.