If you own a rental property in England, this is one of those changes worth paying proper attention to. 

The Renters’ Rights Act 2025 is being introduced in phases rather than all at once. For landlords, the bigger point is not just that the rules are changing. It is that the margin for error gets a lot smaller from here. 

Plenty of landlords have managed well for years through common sense, decent paperwork and a good working relationship with tenants.

That still matters. It just is not enough on its own now. The system is becoming more structured, more technical and less forgiving where things have been done casually. 

Section 21 going changes the way landlords need to think 

One of the biggest changes is the abolition of section 21 no-fault evictions, alongside the move away from fixed-term assured shorthold tenancies to the new tenancy structure. 

That does not mean landlords lose control of their property. It does mean possession becomes more dependent on using the right legal ground and getting the process right. 

That is a meaningful shift. 

For some landlords, this will simply mean updating documents and understanding the new rules. For others, particularly those who have self-managed for years without much friction, it may be the point where they realise that a tidy file and a decent instinct are no longer quite enough when a tenancy goes off course. 

This is where self-managing starts to feel more exposed 

A lot of self-managing landlords are perfectly competent. They are not reckless. They are not neglectful. In many cases they have done a decent job for years. 

The challenge is that the job itself is changing. 

When possession depends more heavily on process, evidence and timing, small gaps start to matter more. A conversation that was never followed up in writing, a decision made informally, a weak tenancy agreement, inconsistent records, a missed step at the start of the tenancy. Those things can sit quietly in the background for months, then suddenly become very important at exactly the wrong moment. 

That is usually the point where landlords stop seeing management as rent collection and start seeing it for what it really is, which is risk control. 

Rent in advance needs a second look 

The practical detail is often where landlords get caught out. 

One of the areas landlords have been watching closely is the ability to require rent in advance. In practice, this matters most where a landlord has used upfront payments as a way of managing risk around affordability or unusual circumstances. 

That sort of arrangement now needs a more careful review. Landlords may need to think more seriously about affordability checks, guarantors, how they structure offers, and whether their current setup still makes sense under the new regime. 

This is a good example of how the Act is not just changing legal rights in theory. It is changing how landlords need to make everyday decisions. 

The marketing looks good. People are booking viewings. On the surface, everything feels positive. But the offers aren’t coming through. 

At that point, it’s easy to assume it just needs more time. In many cases, there is something more specific going on. 

Viewing Numbers Don’t Tell the Full Story 

A busy viewing diary can feel encouraging, but it depends who those viewers are. 

If the people coming through the door are not quite aligned on budget, timing or expectations, it can create activity without progress. 

The important detail is not how many viewings take place, but how many of those viewers could realistically move forward. 

Without that clarity, it is easy to overestimate demand. 

What Buyer Hesitation Usually Points To 

When several buyers view a property and none make an offer, there is normally a consistent reason behind it. 

It could be the price sitting slightly out of line with what else they are considering. 

It could be that the property feels different in person compared to how it was expected to. 

Or it could be a compromise in layout or position that becomes clearer during the viewing. 

Buyers rarely spell this out directly. They tend to keep feedback general. But patterns do emerge when you look closely enough. 

The Gap Between Interest and Action 

Interest alone does not lead to a sale. 

A buyer can like a property and still decide against it if something does not quite stack up when compared with other options. 

That comparison is happening constantly. Buyers are weighing up value, condition, location and how each home fits their plans. 

If your property is not clearly holding its position within that comparison, hesitation follows. 

What Happens When This Isn’t Addressed 

If the underlying issue is not identified early, the same pattern tends to repeat. 

More viewings take place, but the outcome does not change. Over time, the property begins to feel stale in the market. 

At that stage, adjustments are usually needed, and they are often more significant than they would have been earlier on. 

Where Sellers Often Get Misled 

One of the most common misunderstandings is assuming that activity equals progress. 

Hearing that there has been strong interest can sound reassuring, but if that interest is not converting, it is usually a sign that something needs to shift. 

Waiting for the right buyer to appear without making any changes can lead to unnecessary delay. 

What a Sensible Seller Should Do 

If viewings are happening but offers are not, it is worth stepping back and looking at the detail. 

Are the buyers coming through the door in a position to proceed? 
How does the property compare directly with others they have seen? 
Are there consistent points coming up, even if they are not always clearly stated? 

Answering those questions honestly tends to bring the issue into focus. 

Viewings are only part of the process. What matters is whether they lead to action, and understanding that gap is what moves a sale forward. 

If you’re thinking about moving and want clear, honest advice on price, positioning and what it would take to get your home sold properly in the current market, we’d be happy to help.

Most sellers assume the sale really starts once their home is live online. In reality, the most important part often happens before that, and the first two weeks after launch tend to decide how the rest of the process plays out. 

This isn’t about rushing. It’s about getting those first few steps right, because buyers form their view quickly and rarely come back to reconsider. 

Buyer Attention Peaks Early 

When your home first appears on the market, it is new. That moment matters. 

Buyers who are actively looking will see it straight away. Many will have already ruled out everything else in their price range and are waiting for something better to appear. 

That first wave of interest is usually the strongest you’ll get. These are the buyers most likely to act if the home feels right. 

If the price feels off, or the presentation doesn’t match expectations, those buyers don’t wait for changes. They move on. 

What Happens When That Early Window Is Missed 

If early interest doesn’t lead to viewings, or viewings don’t lead to offers, the property starts to feel different in the market. 

It is no longer new. It becomes something buyers have already considered and passed on. 

At that stage, reducing the price often becomes the next step. The issue is that a reduction rarely brings back the same level of attention. It tends to attract buyers who are more focused on value than fit. 

That shift can lead to longer timescales and more negotiation later on. 

Preparation Carries More Weight Than Speed 

There is often pressure to get live quickly, especially if there is a purchase involved. But going to market before everything lines up properly can cost more in the long run. 

Pricing needs to reflect how buyers are actually behaving, not where sellers would ideally like to be. 

Presentation needs to hold up in person, not just in photos. 

Timing needs to make sense in the context of what else is available. 

Even small details such as layout, lighting and how each room is used can influence how a buyer feels when they walk through the door. 

When those elements are right from the start, the property lands properly. 

Where Sellers Often Get It Wrong 

One of the most common problems is being encouraged to start too high or too quickly. 

That might be done with good intentions, but it can create a false start. Early interest fades, confidence drops, and adjustments come too late. 

Another issue is assuming interest will build over time. In most cases, it does not. It tapers. 

A steady stream of viewings later on rarely replaces the impact of strong early interest. 

What a Sensible Seller Should Do 

Before launching, it is worth looking at the property as a buyer would. 

Does the price sit comfortably against similar homes? 
Does the presentation match what buyers expect at that level? 
Would a serious buyer feel confident enough to make a move after seeing it? 

If any of those feel uncertain, it is better to deal with them before going live. 

Selling well is less about what happens over months and more about what happens at the very beginning. That early window is where most of the momentum is either built or lost. 

If you’re thinking about moving and want clear, honest advice on price, positioning and what it would take to get your home sold properly in the current market, we’d be happy to help.  

Devon’s older homes are some of the most beautiful in the entire country. Whether it’s a thatched cottage looking down on Totnes, a Georgian townhouse on the Exeter quayside, a disused barn in a quaint hamlet, or a farmhouse overlooking Dartmoor, the older stock carries an unequivocal charm that simply cannot be replicated.  

That said, buying a period property in Devon in 2026 often means that you’re investing in a bigger project, rather than a standalone purchase. Many older properties haven’t been upgraded in some time, and for the modern discerning buyer, some of those restorations require more than just a lick of paint. 

Set Expectations 

Understanding how to finance large-scale renovation works without compromising your financial security or putting you severely in the red is every bit as important as finding the right architect or builder. Before committing to any major house refurbishment project, it’s crucial to get a crystal-clear picture of what you could spend.  

With UK building and labour costs rising sharply, benchmarking has become essential. For Devon homebuyers and investors planning substantial works, understanding these figures early is a vital long-term investment. Getting a sense of the average build costs per square metre gives you a realistic estimation of what you are likely to spend at minimum. This can be useful in building a long-term plan, while simultaneously avoiding the common scenario of running out of funds halfway through a house renovation. 

Once you have a firm idea of your anticipated spend, the next step is to review your broader financial position. Getting your finances right isn’t just about establishing whether you can self-fund part of the project, and borrow some, it’s about understanding what could transpire that could hike up prices unexpectedly. Attempting one or more of the methods outlined below can unlock valuable capital to fund your property renovation project. 

Pension Consolidation: A Debt-Free Funding Alternative 

Drawing out of a large pension pot can mean you don’t need to borrow capital from a lender, providing a debt-free way to fund property improvements or new investments. To reach this level of financial flexibility, many choose to consolidate multiple pension pots into a single, high-value fund. This not only simplifies the withdrawal process but ensures you have a clear, unified view of the capital available to you, allowing for more strategic decision-making without the need for external financing. This is an ideal scenario when navigating the unpredictable costs of a period restoration. 

Renovation Mortgages: Built for Projects Like Yours 

Alternatively, for buyers purchasing a unique property that needs a large amount of work but who prefer to keep their capital invested, a standard residential mortgage can invariably fall short. A renovation mortgage is a specialist type of loan designed specifically for properties in dire need of a refurbishment. Such properties may lack a functioning kitchen and bathroom, carry damp or structural issues, or are otherwise in need of a major overhaul. 

Unlike a traditional mortgage, which is based on the property's value at the point of purchase, a renovation mortgage factors in the projected value once works are complete. This higher lending ceiling can make a genuine difference when tackling a property that has been untouched for decades. 

Unlike regular mortgages, which usually release funds as a single lump sum, renovation mortgages typically release funds in phases as the build progresses. This helps align both cashflow and actual spend. Some mortgage lenders also offer advance-stage products, releasing funds at the start of each stage so that materials and labour can be paid for straight away, rather than paying in arrears. 

Remortgaging and Equity Release 

If you already own your home in Devon, and are renovating as opposed to buying a new property to refurbish, remortgaging can be a very accessible and straightforward route. 

Lenders will undoubtedly ask the reason for raising additional capital but should allow equity to be released (i.e., borrowing more on top of your mortgage) for the purpose of home improvements. Mortgage rates vary based on the percentage of the property that your mortgage represents (known as the Loan to Value or LTV).  

Most lenders will allow you to borrow up to 85% or 90% of your current property value, with the released equity directed towards your renovation budget. The lower your LTV ratio, the better the rates available to you, so it is worth timing any remortgage application to coincide with a point at which your property value, and your repayment history, are working in your favour. The higher the LTV, the higher the interest rate will be, but you can review once any deal has come to an end. 

Another option worth exploring is whether your lender will grant a further advance, if your current mortgage deal could incur early repayment charges. It avoids the cost of a full remortgage while still accessing equity you have built up. For those part-way through a fixed-rate mortgage, a second charge mortgage (also known as a secured homeowner loan) sits alongside the existing mortgage rather than replacing it. If you’re a homeowner with solid equity, these loans can be arranged relatively easily. 

Personal Loans, Credit and Savings 

For smaller elements of a renovation project, an unsecured personal loan can be a practical tool. It avoids securing additional debt against the property and can be arranged quickly. However, rates are invariably higher than mortgage products, and for six-figure renovation budgets, this route is rarely cost-effective on its own. Used tactically to cover a specific phase or shortfall, it has its place. 

Alternatively, drawing out funds from any savings or ISAs can also be a cost-effective way to fund parts of a large renovation project.  

Planning Your Contingency 

Whichever funding route you choose, it’s always prudent to establish a failsafe contingency plan. 

Period properties in Devon and beyond can present plenty of unwelcome surprises, ranging from an abundance of hidden damp behind render to lime mortar that is incompatible with modern building materials. Factoring in an additional 10% to 15% of your total project budget is highly recommended, and given the state of some older buildings, erring towards the higher end is probably more sensible. 

Remember that lenders will want to see a credible plan before committing more funds your way. That may often mean presenting structural plans or drawings, schedules of work, realistic project timelines, and evidence that you have sufficiently budgeted for such a project. The more prepared you are from the off, the smoother the lending process will be. 

Renovating an old home in Devon is challenging, no doubt, but it can be one of the most rewarding things you can do as a homeowner. With the right financial structure in place, you’ll be thankful you took the plunge, and before long you’ll have a beautiful home to live in and somewhere secure and stable for years to come. 

Whether you are assessing a potential barn conversion or unlocking equity in a period cottage, contact Sawdye & Harris today for a bespoke market appraisal and expert advice. 

Please note: this article is for informational purposes only and does not constitute financial advice. Always consult a qualified, independent financial adviser before making decisions about borrowing or restructuring your finances.