Struggling to Sell with Tenants? You’re Not Alone — and You’re Not Stuck
If you’re a landlord heading into 2026 feeling worried, frustrated, or even desperate to sell, you’re not alone.
The Renters’ Rights Act 2025, which received Royal Assent in October 2025, brings its biggest changes into force from 1 May 2026. For many landlords, this feels like a turning point — and not a comfortable one.
We’re speaking daily to landlords who feel the balance has shifted heavily towards tenants, leaving them wondering: “How do I sell my property now — especially with tenants living in it?”
Why So Many Landlords Are Feeling the Pressure
Here’s what’s causing the most concern:
No more Section 21 evictions From May 2026, “no-fault” evictions disappear completely. Every tenancy becomes rolling and periodic, giving tenants far greater security. If you want to sell, move family in, or regain possession, you’ll need to rely on specific legal grounds — and go through the courts.
Longer timelines and court delays Even where landlords have valid reasons (such as selling), there may be minimum tenancy periods before notice can be served. Combined with already stretched courts, regaining possession can realistically take 6–18 months or more.
Tenants can challenge almost everything Rent increases can be taken to tribunal, pets can’t be unreasonably refused, and tenants can report disrepair without fear of retaliation. Meanwhile, tenants can still leave with relatively short notice — shifting risk firmly onto landlords.
More regulation, bigger penalties Mandatory landlord registration, ombudsman membership, tougher property standards, and fines that can reach £30,000+ have made many landlords — especially accidental or small-scale ones — feel overwhelmed.
It’s no surprise that many landlords are choosing to exit the market before things get even tougher.
Why Selling with Tenants Has Become Harder
Selling a property with tenants in situ has always been tricky — but it’s now more complex than ever.
Viewings and access can be difficult Tenants must allow reasonable access, but in reality viewings can be delayed, limited, or unhelpful. Properties may not be presented well, and landlords must be extremely careful not to cross harassment rules.
This affects marketing and price Poor access means fewer viewings, weaker photos, and less buyer interest.
Properties with sitting tenants are often valued lower because buyers factor in:
Delays in gaining possession
Tribunal-limited rent increases
Future compliance costs
Add legal fees, tax considerations, and the need to market to the right type of buyer, and the process can feel daunting.
How Cousins Can Help Smooth the Entire Process
This is where Cousins truly stands out.
Unlike agents who only handle sales or lettings, Cousins has deep experience in both. That means we understand not just how to sell a property — but how to manage tenants professionally, legally, and sensitively at the same time.
We help landlords by:
Managing tenant communication to keep access cooperative
Ensuring everything is handled compliantly under the new law
Marketing correctly to investors where appropriate
Coordinating sales and tenancy management side-by-side
Reducing stress, delays, and costly mistakes
For landlords feeling trapped between legislation and a property they urgently need to sell, having one experienced agent managing both sides can make all the difference.
Feeling Stuck? Let’s Talk
If the new legislation has left you wondering “what now?”, you don’t have to navigate this alone.
At Cousins Estate agents, we know the rules, we know the risks, and — most importantly — we know how to guide landlords through change with clarity and confidence.
The firms director and driving force is ARLA qualified and has been involved in all aspects of the UK property market since 2001. With a specialist interest in investment and commercial property Aron is finely tuned to the needs of the astute investor, and is able to lend a guiding hand to both the landlord and seller. In his spare time he enjoys walking in the country with his family.
