UEA Students Numbers and Latest Opportunities

It's a big season for Norfolk landlords. Here's what's changing and how we can help you stay ahead.

1. THE BUDGET: YOUR TAX BILL IS GOING UP

From 6 April 2027, tax on rental income goes up for Norfolk landlords who own property in their own name:

• Basic rate: 20% → 24%

• Higher rate: 40% → 44%

• Additional rate: 45% → 49%

What it means: a higher-rate Norfolk landlord with £10,000 of profit will pay £400 more each year.

The good news: there's no rise in capital gains tax, and stamp duty won't apply when you sign an AST.

Action: review how you own your properties, your rents and your costs with your accountant before April.

2. THE NATIONAL LANDLORD REGISTER: KEY DATES FOR NORFOLK

Every private landlord in England must register each rental property.

• 15 Jan 2027: Registration opens in the East of England, including Norfolk

• 14 Apr 2027: Deadline to register Norfolk properties

• 14 Nov 2027: Deadline for all of England

Cost: £65 per property, per year.

If you don't register: fines of up to £7,000, or up to £40,000 for repeated breaches. Unregistered Norfolk landlords also lose most grounds for possession.

Gather your gas safety certificate, EICR, EPC and HMO licence details now.

3. HMO AND STUDENT LANDLORDS: A TOUGHER MARKET

Three pressures are hitting at once.

Falling student numbers. Student visa applications fell 11% this year, and the coming £925-per-student levy on universities adds more pressure.

Fewer students means more competition for every room.

No more guaranteed academic year. Under the Renters' Rights Act, every tenancy is now periodic, so students can leave at any time with two months' notice. A 12-month contract no longer guarantees 12 months of rent.

Taking rooms back for the new academic year is harder too. Ground 4A only works for student HMOs, and you must give four months' notice and tell tenants in writing before they move in.

Rising energy bills.

Forecasts put the January price cap up to 27% higher (Ofgem confirms on 25 November). If your rents include bills, you pay the extra, and you can only raise rent once a year.

The result: more void periods, less predictable income and higher running costs.

4. THE OPPORTUNITY: NEW TENANTS FOR YOUR NORFOLK PROPERTY

The demand hasn't disappeared. It has moved, and Melanie Estates can help you follow it.

Supported living

We partner with supported living and care providers who need quality homes for the long term. You get:

• Guaranteed rent for 1 to 5 years

• No voids and no chasing rent

• A provider who manages day-to-day occupancy

HMOs with several bedrooms and shared space are often an ideal fit.

Contractor lets

Norwich is in the middle of a construction boom:

• Anglia Square: 1,100 new homes being built in the city centre

• A47/A11 Thickthorn junction: a £200m+ upgrade running to 2028/29

• Major housing and road schemes across Norfolk

These projects bring hundreds of contractors who need furnished, bills-included rooms close to site, often for months at a time. That's exactly what a well-run HMO offers. Contractors pay on time, value convenience and keep a steady flow of bookings.

LET'S TALK

Whether it's register readiness, a rent review or switching your HMO to supported living or contractor lets, we'll show you the numbers.

Call us on 01603 251444 for a free portfolio review.

Abbie Mathews CeLAP

01603 444251

Lettings & Property Management