On Tuesday 11th November at 1pm, Property Matters looks at what could happen if large numbers of landlords decide to sell up. Hosted by Gareth Wax and joined by Hamish McLay and Wendy Gibson, this week’s discussion explores how the ripple effect could push even more pressure onto an already stretched social housing system.

Recent figures have reignited concern about the health of the private rented sector. Almost half of landlords surveyed say they would sell all their properties if rental income became subject to National Insurance. That’s a striking statistic, especially when the supply of affordable rental homes is already falling short of demand. For tenants, the question is not simply who will replace those landlords so much as where they will live if they do not.

As the private rented market tightens, rents rise and choice narrows. Those unable to keep up with the higher costs often turn to local councils and housing associations for help. Yet social housing in many parts of the country is already at breaking point. Waiting lists have been growing for years, with some families waiting more than a decade for a suitable home. If thousands more tenants start applying for social housing because private rents have become unaffordable, the system could buckle under the strain.

Wendy Gibson, who spends much of her time listening to the realities facing renters and aspiring first time buyers, brings a grounded view of what this means on the ground. From overcrowded homes to people staying put in unsuitable properties because there is nowhere affordable to move to, her experience reflects how policy decisions and landlord behaviour play out in everyday lives.

It’s a story of imbalance. While the government pushes to build 1.5 million new homes within the lifetime of this Parliament, far fewer of those are earmarked for social rent. Councils are struggling to maintain the stock they already have, let alone add to it. Many properties are tied up in temporary accommodation, leaving fewer permanent homes for long-term tenants.

Meanwhile, large institutional investors are moving into the rental space through Build-to-Rent schemes. These developments often target young professionals or higher-income tenants, not the lower-income households most at risk of being priced out. For many, the idea of simply switching from private rent to social housing is a false choice, because there just isn’t the capacity to absorb that kind of shift.

The potential result is a growing divide between those who can afford market rents and those who cannot. Councils will face rising bills for temporary accommodation, while housing associations will find themselves stretched thin trying to manage both demand and maintenance. For renters on modest incomes, the options narrow even further: smaller homes, shared accommodation, or moves to less connected areas.

It’s clear that the knock-on effects of landlords exiting the market reach far beyond the private sector. They expose the fragility of our entire housing system - one that depends on a careful balance between private supply, social provision, and affordability.

Join us for Property Matters on Tuesday 11th November at 1pm, as Gareth, Hamish and Wendy discuss how a tax change aimed at landlords could end up reshaping the rental market for everyone, from tenants to councils to developers.

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