The government’s latest English Housing Survey (EPLS) has taken a new approach to analysing the private rented sector by “segmenting” landlords into six distinct business models.

The goal? To better understand landlord behaviour so the government can more accurately target future policies and regulations. Here is a breakdown of where you might fit in the eyes of the Department for Levelling Up, Housing and Communities.

The Big Picture: Scale vs. Impact

The survey confirms that while the sector is dominated by individuals with small portfolios, the “power” in terms of housing supply sits with larger owners:

• 45% of landlords own only one property (covering 21% of all tenancies).

• 17% of landlords own five or more properties (covering nearly half of all tenancies at 49%).

The Six Landlord “Personas”

The research identified three groups of small-scale landlords, two larger business-focused groups, and a corporate category.

1. The “Small” Landlords (83% of the sector)

• Small-Scale Retired (31%): The largest group. Typically 1–2 properties with low or no mortgages. They use rental income to supplement their retirement.

• Small-Scale Short-Term Investors (27%): Focused on rental income and capital growth now. Usually rely on Buy-to-Let mortgages.

• Small-Scale “Investor for Retirement” (24%): Similar to the above, but their primary motivation is building a “nest egg” for the future rather than current income.

2. Moderate to Large Landlords (10% of the sector)

• Moderate-Scale Business & Investors (4%): These landlords view property as both a business and an investment. They usually belong to professional organizations (like the NRLA) and derive a significant portion of their income from rent.

• Large-Scale Business Landlords (5%): They view their portfolio purely as a business. Interestingly, this group is the most likely to let to tenants on housing support.

3. Corporate Landlords (7% of the sector)

• These are companies rather than individuals or groups of people. This segment is growing as the tax environment for individual landlords becomes more challenging.

Why Does This Segmentation Matter?

By categorizing landlords this way, the government is signalling that it no longer views the “Private Landlord” as a single entity.

For example, policies regarding housing benefits may be targeted at the “Large-Scale Business” segment, while pension-related tax changes would most heavily impact the “Small-Scale Retired” group. Identifying which segment you fall into can help you anticipate how future legislation (like the Renters’ Rights Act) might specifically affect your business model.

Note on the Data: This analysis is based on landlords registered with Tenancy Deposit Protection (TDP) schemes, which covers between 65% and 73% of the total private rented sector.

[Read the Full Government English Housing Survey Here]

Here is a commentary piece focused on what this segmentation means for the Renters’ Rights Act (RRA) 2025. It’s designed to help your readers understand how the government might use this data to apply the new law.

Commentary: Is “Targeted Legislation” the New Reality for Landlords?

For years, the private rented sector (PRS) has complained that government policy treats every landlord the same—whether they own a single flat as a pension or a portfolio of 500 units as a corporate business. The new English Housing Survey (EHS) segmentation suggests that the government has finally listened, but for landlords, this may be a double-edged sword.

1. The End of “One Size Fits All”

By identifying six distinct types of landlords, the government is building a toolkit to predict who will “stay” and who will “exit” as the Renters’ Rights Act (RRA) takes effect on May 1, 2026.

• The “Retired” Risk: The data shows that 55% of the sector is tied to retirement planning. These landlords are often the most sensitive to “hassle.” If the new Ombudsman or Digital Property Portal feels too bureaucratic, this is the segment most likely to sell up, potentially causing a localized supply crisis.

2. Targeting the “Business” Landlord

Large-scale and Corporate landlords manage 49% of tenancies. The RRA introduces a Decent Homes Standard and Awaab’s Law to the private sector for the first time. The government now knows exactly who these landlords are. Expect local councils to use this segmentation data to “risk-profile” portfolios, focusing enforcement on larger business models where they can impact the highest number of tenancies at once.

3. Rent Control by Stealth?

The segmentation report highlights that Small-scale Retired landlords are the least likely to raise rents to market rates, often preferring a stable, long-term tenant over maximum profit. Conversely, Corporate landlords are the most likely to track market rates strictly.

• Under the RRA, tenants can challenge “above-market” increases via a tribunal. By understanding these segments, the government can monitor if “Business” landlords are pushing rents too high, potentially using the data to justify future intervention if “Affordability” becomes a political flashpoint.

4. The “Benefit” Divide

A striking finding was that Large-scale Business landlords are the most willing to let to those on housing support. With the RRA making it illegal to discriminate against benefit claimants, the government may use the data to pressure “Small-scale Investors” to mirror the behaviour of their larger counterparts.

The Bottom Line

This segmentation isn’t just a statistical exercise; it’s a roadmap for enforcement. As the RRA moves toward implementation, landlords should expect a more “surgical” approach from the regulator. The days of flying under the radar as a “small-scale” provider are ending; the new Digital Property Portal will effectively assign every landlord into one of these six buckets.

Summary Timeline: Renters’ Rights Act