A Look Back at 2025 and What Comes Next
As the year 2025 draws to a close, I’ve found myself, as I always do, reflecting on everything that this year brought; personally, professionally, and to the industry as a whole, and especially what it meant for us here at LEA Property Solutions.
As a year it has not been without its challenges, but in the same breath those challenges have allowed us and the market as a whole to learn how resilient we are.
There has probably been one standout issue that dominated much of the national conversation when it came to headlines, and that was the small matter of the Renters’ Rights Bill working its way back and forth through parliament, and indeed becoming the Renters’ Rights Act at last just a few weeks ago, set to be implemented from May 1, 2026.
It is an important change, of course, but it also overshadowed much other activity and pressure within the lettings sector.
Landlords have continued to face rising costs and tighter compliance requirements, not just from the Renters’ Rights Act, but from other legislative changes and introductions, changing tax regimes and general heightened operational costs, as inflation remains higher than government and Bank of England targets. It has led to a market that has felt, to many, increasingly complex to navigate. Unsurprisingly, some have chosen to exit the sector altogether.
At the same time, however, we’ve seen something new: a wave of Millennial and Gen Z investors entering the market, usually, and in a break from tradition, doing so under incorporated company structures. They are stepping into HMO ownership with a far more corporately professional yet values-driven approach. This new generation has high standards and wants to do things properly, and that aligns perfectly with the way we work.
HMOs in the Spotlight, and Why Standards Matter More Than Ever
HMOs have had their share of negative press again this year. A widely circulated piece about an extremely poor-condition HMO property in Bolton followed by another case in London painted a stark picture of the very worst end of the HMO spectrum.
We condemn these examples wholeheartedly. To us, that isn’t HMO letting – it is criminal behaviour and needs to be stamped out. These cases though are not reflective of the sector as a whole. They are certainly not reflective of the type of homes we manage – and if you are a landlord of ours reading this, you will know this only too well!
It’s reflected in our Mission Statement, which isn’t just words on a wall – it is a mantra we live by, every day:
“Our mission is to raise the standard of living in HMOs in Ipswich through an excellent calibre of property. We strive to pair our tenants with like-minded and age matched working professionals or students and ensure they are comfortable in their environment, exceeding the expectations of a letting agent. Our goal is to be the ‘HMO agent of choice’ in Ipswich and surrounding areas for landlords, tenants and employees, aiming to be a ‘household’ name and a company that everyone is proud to be associated with therefore changing the perception of letting agents.”
For me, raising standards is the only way forward. That means:
- Clear principles
- Robust systems and processes
- A commitment to quality
- And a belief that every tenant deserves a safe, well-managed home
This has always been central to our work, and it continues to drive everything we do.
A Challenging Market, but a Strong Year for Us
This year wasn’t about growth for LEA Property Solutions. It was about service, stability, and looking after our landlords, their properties, and of course the tenants inside those properties.
Market conditions have been tough, there is no doubt about that. Occupancy rates across the UK have dipped, often cited as being between 70% and 90%, depending on area and type (they say student lets have lower void periods, typically… but we need to see how this changes next year with the banning of fixed term tenancies).
We are ahead of that industry average, at 93%, but this is a drop from our own norm of 99%.
93% looks strong by comparison to industry expectations, but to us it nevertheless reflects the broader lettings landscape and the challenges the market has faced.
- Cost of living pressures
- A softening jobs market with unemployment now at 5%
- Lower tenant mobility and greater uncertainty
Against that backdrop, I’m proud of how we’ve performed, and with the market – and financial markets – settling down after the Budget on November 26, we look forward to seeing occupancy climb back towards our long-held standard of 99% through the early weeks and months of 2026.
Our focus remains: maintain standards, stay proactive, support our clients, and keep improving.
Personal Professional Highlights of 2025
One of my professional highlights this year was being invited to speak at the HMO Summit and Awards 2025, sitting on an afternoon panel session titled “From Chaos to Control: Building a Better HMO Management Business.”
It was a fantastic discussion, and I was grateful for the opportunity to share my experience with so many fellow professionals in our sector.
For me, a better HMO management business is built on:
- High standards of accommodation
- Principles centred on care and quality of service
- Strong systems and robust processes
- Consistency of action
- And a willingness to keep refining how we work
The summit itself was another roaring success, and the Awards Evening that followed was a triumph – a great day for our industry and wonderful to see so many dedicated HMO firms driving up standards across the country. This is the news we want to see – this is the standard that tenants should demand.
It was not the only industry event I was privileged to attend this year, heading to conferences and expos in London, Wales and elsewhere. There is so much going on in this industry all the time, and I love to learn, to see what innovations are coming through, to see how other agencies across the UK are rising to the challenge, and to always implement changes here in our own business to benefit our landlords and tenants in everything we do.
I look forward to getting out and about even more in 2026.
Looking Ahead to 2026
With Phase 1 of the Renters’ Rights Act coming into force on 1st May, next year is obviously going to bring significant change.
We’ve been preparing for this for a long time, building and refining our processes so we can guide our landlords through it confidently – and to be honest, we’re ready.
For professional landlords of well-run HMOs, this is an opportunity – a chance to stand out, and in doing so to attract the very best tenants. For us, it is about demonstrating the value of dedicated, professional property management.
If you’re not a landlord of ours, but you are a landlord looking for a more supportive and specialist approach to HMO management, I’d love to speak with you in the new year, and a discovery call is the perfect place to start.
Why not get in touch to book something in? There will be no obligation, just think of it as a professional but friendly conversation about why specialising in the area of shared housing as we do allows us to work differently on behalf of HMO landlords, in a way that a generalist letting agency can’t.
Thank You and Merry Christmas!
Finally, I want to say a huge thank-you to our landlords, our tenants and everyone we’ve worked with this year. It’s been a tough year in some ways, but it has been so rewarding. The feedback and appreciation we have received genuinely makes the work worthwhile.
Here are just a few comments that meant a lot to us this year:
“Laura from LEA was outstanding – the consummate professional and an absolute pleasure to work with. She was patient, kind, and incredibly supportive throughout the entire lettings process. Laura went well beyond expectations to make sure I fully understood all my options and felt confident in my decision. Truly exceptional service – I couldn’t recommend more highly.“
“I can’t say enough about Megan’s incredible customer service! From the moment I reached out, she was proactive, friendly, and extremely efficient—managing to secure my accommodation in just 23 hours. Her communication was clear, prompt, and reassuring throughout the entire process, keeping me updated every step of the way. Megan’s strong work ethic and genuine dedication to helping clients really shine through.“
“I’m living in LEA property houses for last 1 year. The experience is amazing. All their houses are well maintained and extremely clean. These people are extremely cooperative if some up and downs happen, they are always ready to help. I have been dealing with Lucy and Skye since I’m living in their house. Both the ladies are so humble and helpful. Much recommended.“
“I’ve had the absolute pleasure of working with Lucy Lea from Lea Properties, and I can’t recommend her highly enough. Lucy is incredibly nice and approachable—always ready to help, no matter the situation. When it comes to HMOs, her knowledge is second to none. Honestly, if Lucy doesn’t know it, it’s probably not worth knowing! She’s guided us through a very tricky market with professionalism and clarity, always making us feel supported and at ease. A real gem in the property world!”
“The team have been incredibly helpful and attentive during my onboarding process, making the whole process virtually stress-free. This is hugely appreciated, as I am taking up a new job at the moment. The property itself is spacious, clean and beautifully decorated. I look forward to the rest of my tenancy under their management, and I would certainly recommend LEA to anyone looking for a rental property in the area.”
To all our landlord clients, suppliers, tenants and to anyone reading who may become clients in 2026 (and indeed, even those who won’t!), I wish you a very Merry Christmas and a Happy New Year.
Here’s to another year of raising standards and delivering great results for our landlords and tenants alike. Lucy – Managing Director of LEA Property Solutions.