Why are rental properties difficult to sell in 2026?
Selling a buy-to-let property has never been completely straightforward. In 2026, landlords are facing additional pressure from changing legislation, higher mortgage costs and a smaller pool of willing buyers.
Common problems include:
- Tenants in situ making viewings difficult
- Properties sitting empty between tenancies
- Rising mortgage and refinancing costs
- EPC improvement requirements
- Uncertainty around Section 21
- Changes introduced by the Renters’ Rights Act
- Buyers with buy-to-let mortgages taking longer to secure finance
- Long conveyancing periods and failed property chains
You may have already tried an estate agent. Perhaps the property has been listed for weeks or months with little serious interest.
Meanwhile, the costs continue.
The hidden cost of an unsold rental property
A rental property does not stop costing money simply because it is on the market.
If the property is empty, you may still be paying:
- Mortgage payments
- Council tax
- Buildings insurance
- Utilities and maintenance
- Gardening and property management costs
- Repairs required before marketing
- Interest on loans or refurbishment finance
If the property is tenanted, you may still face maintenance requests, compliance responsibilities and the time involved in managing viewings.
A long sale can quickly turn into a financial drain. This is particularly difficult when mortgage rates have increased or rental margins have become narrower.
The longer you wait, the more your eventual sale price may be reduced by the costs of holding the property.
Selling with tenants in situ: what is the reality?
You can sell a rental property with tenants in situ. The buyer becomes the new landlord and the existing tenancy normally continues under its current terms.
This can be an attractive option for another landlord or professional property investor. The buyer receives an income-producing asset from completion, while you avoid waiting for vacant possession.
However, selling a tenanted property on the open market can still be challenging.
1. Your buyer pool may be smaller
Many owner-occupiers will not consider a property with tenants living in it. They may want to move in themselves, meaning your marketing is mainly aimed at landlords and investors.
2. Viewings may be restricted
Tenants have rights to quiet enjoyment of their home. You cannot simply arrange unlimited viewings without considering their privacy and giving appropriate notice.
Even cooperative tenants may find repeated viewings disruptive.
3. Mortgage buyers can delay the sale
A potential buyer may need a buy-to-let mortgage. That can involve:
- Mortgage affordability checks
- Rental stress testing
- Valuation issues
- Lender-specific requirements
- Delays in receiving a formal mortgage offer
If the buyer’s finance fails, you may be back at the beginning.
4. Chains can collapse
A traditional sale may involve several connected transactions. If one buyer or seller withdraws, the entire chain can be affected.
That can mean more lost rent, more mortgage payments and another period of uncertainty.
How the Renters’ Rights Act affects landlords selling property
The Renters’ Rights Act received Royal Assent in October 2025 and introduces significant reforms to the private rented sector in England, including the ending of Section 21 ‘no-fault’ evictions.
The practical effect for landlords depends on the tenancy, the timing and the relevant provisions in force. It is important not to assume that you can simply serve notice, regain possession and sell the property empty.
Before taking action, speak to a qualified property solicitor or an organisation such as the National Residential Landlords Association. They can explain:
- Whether a possession route applies to your circumstances
- What notice requirements may exist
- How the changes affect your tenancy
- Whether selling with tenants in situ is more suitable
- How to protect the tenant’s rights throughout the process
For many landlords, selling with tenants in situ is now the simpler route. It avoids unnecessary disruption and allows the tenant’s agreement to continue while ownership changes.
EPC upgrades can delay a sale
Energy efficiency is another concern for landlords.
If your property has a low EPC rating, potential buyers may worry about the cost of improvements. They may reduce their offer, ask for further reports or withdraw altogether.
A buyer could be considering:
- Loft or cavity wall insulation
- Heating system upgrades
- Better windows and doors
- Improved ventilation
- Solar panels
- Electrical or heating works
If the property is already in poor condition, the combined cost of refurbishment and EPC upgrades can make a conventional sale difficult.
You may not want to spend thousands of pounds improving a property before discovering that the buyer still pulls out.
Your options when you cannot sell a rental property
There are three main routes for a landlord selling property in the UK.
Option 1: Sell with tenants in situ to another investor
This allows you to retain rental income until completion and avoids waiting for the tenancy to end.
It can work well if:
- The tenant pays rent reliably
- The tenancy documentation is in order
- The property produces an attractive yield
- You want to avoid refurbishment
- You are prepared to sell to an investor rather than an owner-occupier
The downside is that you may have fewer buyers and need to price the property according to its investment value.
Option 2: Wait for the tenancy to end
You could wait for vacant possession, carry out repairs and market the property to a wider range of buyers.
This may help you achieve a higher price, but it can also take months. You may lose rental income while paying the mortgage, council tax and insurance.
You should also obtain proper legal advice before serving notice. Do not assume that a tenancy can be ended simply because you want to sell.
Option 3: Sell to a cash buyer as-is
A cash buyer can purchase a tenanted property without requiring you to wait for the tenants to leave or complete a full refurbishment.
This is often the most practical route when your priority is:
- Speed
- Certainty
- Avoiding estate agent fees
- Reducing ongoing holding costs
- Selling a property in poor condition
- Exiting a rental portfolio
How We Buy Homes 24 helps landlords sell rental property fast
We make the process direct and straightforward.
1. Tell us about the property
Contact We Buy Homes 24 online or by telephone. Tell us the property address, type, condition and tenancy details.
You can speak to us about one rental property or an entire portfolio.
2. Receive a firm cash offer within 24 hours
We assess the property and provide a clear written offer. There is no obligation to accept it.
Our offers are based on the property, its location, condition, tenancy circumstances and the speed and certainty of a direct purchase. Offers are often around 85% of market value, although every property is assessed individually.
3. Agree your sale and completion date
If you accept, our panel solicitors handle the legal process at no cost to you. We coordinate the tenancy information and work towards a smooth handover to the new owner.
Completion can be as quick as seven days, or you can choose a later date if you need more time.
4. Receive your funds
There is no onward chain behind us. Once the legal work is complete, the agreed funds are transferred on completion.
See our step-by-step selling process for more information.
Selling a whole rental portfolio at once
Managing several rental properties can make a sale even more complicated.
You may otherwise need to deal with:
- Multiple estate agents
- Separate valuations
- Several marketing campaigns
- Different buyers
- Repeated viewings
- Multiple sets of legal paperwork
- Several completion dates
- More opportunities for a sale to fall through
Selling to one direct cash buyer can simplify the process.
We can discuss purchasing a portfolio of rental properties together, including properties with tenants in situ, vacant properties and homes requiring work.
One buyer.
One coordinated process.
One agreed route to completion.
The final structure depends on the properties, ownership arrangements, mortgages and legal requirements. A solicitor and accountant should review the transaction before you commit.
What documents will you need?
Preparing your paperwork early can prevent delays. Useful documents may include:
- Tenancy agreements
- Rent payment records
- Deposit protection information
- Inventory and check-in report
- EPC
- Gas safety certificate
- Electrical installation condition report
- Details of any licences
- Mortgage redemption statement
- Buildings insurance information
- Records of repairs and improvement works
If documents are missing, do not assume the sale is impossible. Tell us what you have, and we can explain the next steps.
Tax and legal points for landlords
Selling a rental property may create a Capital Gains Tax liability. HMRC explains that Capital Gains Tax is generally charged on the gain made when an asset increases in value, rather than on the full sale proceeds. You can read the official guidance on Capital Gains Tax and property.
Your position may depend on:
- Purchase price
- Sale price
- Allowable purchase and sale costs
- Capital improvement costs
- Your ownership structure
- Your income and tax position
- Whether you own several properties
- The date of completion
This is general information, not tax advice. Speak to an accountant before accepting an offer or deciding how to sell your portfolio.
You should also ask a solicitor to check your tenancy, title, mortgage conditions and any notices before proceeding.
A simpler way to move forward
That is what we aim to provide. A clear answer. A realistic offer. A direct route forward.
We have helped homeowners and property owners deal with tenanted homes, inherited property, broken chains, financial pressure and houses in poor condition.
If you are searching for cash house buyers, want to sell a house without an estate agent, or need to sell your rental property fast, start with a free conversation.
Frequently asked questions
Can I sell my house with tenants in situ?
Yes. A rental property can usually be sold while tenants remain in occupation. The buyer becomes the new landlord, subject to the tenancy and applicable legal requirements.
Do tenants have to move out before I sell?
No. You do not necessarily need vacant possession. Selling with tenants in situ may be faster, but you must respect the tenants’ rights and provide the relevant information to the buyer.
Can We Buy Homes 24 buy a property with tenants living in it?
Yes. We consider tenanted properties and can discuss the tenancy, rent, notice position and the most practical route for everyone involved.
Can I sell a rental property in poor condition?
Yes. We buy houses in any condition. You do not need to redecorate, clear the property or complete repairs before requesting an offer.
Can I sell my entire rental portfolio?
We can discuss purchasing multiple properties as part of one coordinated sale. The structure will depend on ownership, title and mortgage arrangements.
Do I pay estate agent fees?
No. We do not charge estate agent commission, marketing fees or administration charges.
Do I pay the legal costs?
Our panel solicitors handle the legal work at no cost to the seller as part of the agreed process.
How quickly can I sell a rental property?
You can receive a firm cash offer within 24 hours. Completion can be as little as seven days once the legal work is ready, although timing depends on the property and circumstances.
Will the offer change after the survey?
Our offer is firm once agreed. We do not renegotiate or pull out after the survey, subject to the usual legal checks and agreed terms.
Is there any obligation to accept an offer?
No. Requesting an offer is free and carries no obligation.
Sell your rental property without the usual delays
Do not allow an empty property, difficult viewings, EPC work or changing legislation to keep draining your finances.
Request your free, no-obligation cash offer today.
Tell us about the property, or your entire portfolio, and find out how quickly you could move forward.