ARLA Members Survey of the Private Rented Sector

Prepared for The Association of Residential Letting Agents ARLA Members Survey of the Private Rented Sector Second Quarter 2014 Prepared by: O M Carey Jones 5 Henshaw Lane Yeadon Leeds LS19 7RW June, 2014

CONTENTS Page 1. INTRODUCTION & BACKGROUND 4 2. METHODOLOGY 5 3. SUMMARY 6 4. RESULTS 8 4.1 Geographic location (Q.1) 9 4.2 Proportion of portfolio made up of investment property (Q.3) 10 4.3 Number of purely investment properties managed (Q.4) 13 4.4 Average value of rented residential properties (Q.5) 17 4.5 Average rental return on rented residential property (Q.6) 25 4.6 Average void period per year (Q.7) 34 4.7 Number of new tenancies (not renewals) signed up in the last three months (Q.8) 37 4.8 Balance of supply & demand in the rented residential property sector (Q.9) 40 4.9 Average length of continuous stay in property (Q.10) 44 4.10 Change in achievable rent levels over last 6 months (Q.11) 47 4.11 Are you seeing an increase in rental property coming onto the market because it cannot be sold? (Q.12) 52 4.12 For which types of property are you seeing an increase in rental properties coming onto the market because they cannot be sold? (Q.13) 55 4.13 How has the number tenants struggling to meet rental payments changed over the last 6 months? (Q.14) 58 4.14 What percentage of your tenants do you estimate are currently in arrears? (Q.15) 60 Page 2

4.15 Are you aware of an increase in tenants asking lenders for references on potential landlords to ensure they are financially viable? (Q.16) 62 4.16 Have you seen an increase in tenants haggling with landlords over rents in the last six months? (Q.17) 64 4.17 What proportion of potential/existing landlord & tenant clients ask if you are licensed? (Q.18) 66 4.18 Have you seen an increase in the last twelve months in the proportion of potential/existing landlord and tenant clients asking if you are licensed? (Q.19) 71 4.19 How many prospective tenants do you, on average, show around a property before it is let? (Q.20) 73 4.20 What is the most sought-after feature of rental properties in your area? (Q.21) 75 4.21 How are landlords currently acting over their net investment in residential property (Q.22) 77 4.22 Proportions of different types of prospective tenants not dealt with before (Q.23) 82 Page 3

1. INTRODUCTION & BACKGROUND ARLA is keen to ensure that the service it provides to its members is relevant to their needs and takes account of the specific and unique requirements of residential letting agents and their investor landlords. In order to help achieve this, ARLA has commissioned research to ensure that they are kept up to date with agents requirements and concerns as they change with economic conditions, hopes and fears. The research is conducted by Owen Carey Jones who specialises in the UK mortgage market and currently conducts several regular quarterly surveys of residential landlords and financial advisers on behalf of a number of clients. Page 4

2. METHODOLOGY ARLA members were emailed during May with the URL for the on-line survey and asked to go on-line to complete the survey. By the closing date 697 members had completed the survey on-line. These responses were analysed and tables of data produced upon which this report is based. Page 5

3. SUMMARY Compared with three months ago, the average weighted rental return for houses is down from 5.1% to 4.9% and the average weighted rental return for flats is down from 5.3% to 5.2%. These changes reverse the changes seen three months ago. On balance ARLA members report increased achievable rent levels over the last six months on all types of rented property and the average proportion of respondents across all property types who say they think achievable rent levels have increased over the last six months has risen from 45% to 46%, its second increase in succession. The overall average capital asset value of rented houses has risen by 1.3% over the last three months, partially reversing the decrease seen three months ago. This rise comes as a result of increases in the average value of rented houses for those managing properties in Prime Central London (up by 3.5%) and those in the Rest of the UK (up by 3.3%). For those in the Rest of the South East, average values fell by 2.6%. Over the same period, the overall average value of rented flats rose by 6.6%. This increase has come as a result of increases in the average values of rented flats for those managing properties in Prime Central London (up by 9.0%), those in the Rest of the South East (up by 5.8%) and those in the Rest of the UK (up by 0.7%). Since the last survey three months ago, demand in the rented residential property sector has strengthened considerably in terms of the overall proportion of respondents saying that there are more tenants than there are properties available for them, with the figure rising substantially from 54% to 59%, its second increase in succession. This overall increase was reflected in the figures for all the broad geographic areas although only marginally in the case of those managing properties in Prime Central London. The proportion of ARLA members who think landlords are currently increasing their net investment in residential property by buying properties declined quite significantly this quarter, falling from 42% to 35%. Meanwhile, the proportion of respondents who think landlords are currently decreasing their net investment by selling properties is up significantly, from 20% to 27%, its second increase in succession. As a result of these changes, the margin between the proportion saying landlords are buying and the proportion saying they are selling has reduced to its lowest level for two years. Compared with three months ago, the average void period is up a little from 3.0 weeks to 3.1 weeks whilst the average number of new tenancies signed up in the preceding three months is down from 32 to 31 tenancies, against the seasonal trend we have seen over the last 11 years. The average proportion of ARLA members offices portfolios which are made up of investment property is up slightly compared with three months ago, from 51% to 52% but the average number of purely investment properties which are managed by ARLA members offices is down from 156 properties to 143 properties, largely reversing the increase seen then. Page 6

On average, ARLA members say that tenants remain in the same property for a period of 19.6 months, a figure which is up a little from 19.3 months in the first quarter of 2014. The proportion of ARLA members offices who believe that they are seeing an increase in rental property coming onto the market because it cannot be sold has fallen yet again over the last three months, this time from 13% to 9%, taking the figure to it s lowest level since this question was first asked almost 6 years ago, when it stood at 93%. Detached and semidetached houses are still the types of property most likely to be coming onto the market for this reason although they have swapped places again this time. One in six ARLA members offices (16%) say that the number of tenants struggling to meet rental payments has increased in the last six months with the proportion saying that the number has decreased being lower at 10% and, on average, respondents say that 4.1% of their tenants are currently in arrears. Over the last three months, there has been a fall in the proportion of ARLA members offices saying that they are aware of an increase in tenants asking lenders for references on potential landlords to ensure they are financially viable, with the figure dropping from 9% to 7%. There has been a fall in the proportion of respondents who say they have seen an increase in tenants haggling with landlords over rents in the last 6 months with the figure falling quite sharply from 44% to 33%, its second fall in succession. More than half of ARLA members offices (50%, down from 51% three months ago) say that none of their potential or existing tenant clients ask them if they are licensed, a figure which falls to less than four out of ten (36%, down from 37% three months ago) when it relates to potential or existing landlord clients but these changes simply reverse the changes seen three months ago. Only a small minority say that most or all of their potential and existing tenant and landlord clients ask this question (2% and 6% respectively). Only one in twenty ARLA members offices (5%) think that the proportion of potential or existing clients asking if they are licensed has increased over the last 12 months. On average, ARLA members offices show 4.9 prospective tenants around a property before it is let and the feature of a rented property which is considered by the highest proportion of respondents to be the most sought-after is location/amenities (65%) followed by transport links (14%) and off-street parking (10%). ARLA members offices are currently most likely to encounter, as new prospective tenants, people who have been renting for some years because they prefer renting to buying with, on average, 35% of prospective tenants falling into that group. Coming a fairly close second are those who would be first time buyers but who cannot get a mortgage (26%). Page 7

4. RESULTS The following sections detail the results of the survey for the second quarter of 2014. The results have been broken down into three broad geographic areas which are Prime Central London (comprising London & South East based respondents who manage properties in Prime Central London), the Rest of the South East and the Rest of the UK. Data has also been included for each of the regions making up the UK as shown in the table in section 4.1 below but it should be remembered that the number of respondents from some regions is relatively small and data for these regions should therefore be treated with a degree of caution as it will tend to vary quarter by quarter quite independently of any actual changes which may have taken place. For this reason, where it is available, we have used comparative data averaged over three quarters. This is known as a three quarter moving average and helps to iron out any temporary fluctuations occurring quarter by quarter because of relatively small sample sizes. Page 8

4.1 Geographic Location (Q.1) The South East, including London, was the region with the highest proportion of ARLA member offices responding, accounting for nearly six out of ten respondents (58%). After the South East, the Midlands (11%) and the South West (11%) were the regions with the most respondents. Geographic Percent of Respondents (%) Region Q4.13 Q1.14 Q2.14 Central London 16.6 15.1 13.5 Rest of London (inside M25) 13.1 14.0 12.9 South East (excl. London) 30.0 31.4 31.6 South West 11.8 11.1 10.5 Midlands 11.4 9.6 11.3 North West 5.9 6.1 6.6 North East 4.2 4.6 5.0 Scotland/Wales/NI 7.0 8.2 8.6 Base: All respondents (643) (637) (697) Compared with the first quarter 2014 survey, there were lower proportions of respondents from Central London, the Rest of London and the South West and there were higher proportions from all the other regions. Page 9

4.2 Proportion of Portfolio Made Up of Investment Property (Q.3) More than eight out of ten respondents (83%) said that more than a quarter of their portfolio is investment property with almost a quarter (24%) saying that more than three quarters of theirs is investment property. Investment properties comprise a tenth or less of their portfolio for just one in twenty offices (5%). Analysis of the responses to this question reveals that, on average, investment properties account for 54% of ARLA member offices portfolios. Proportion Percent of Respondents (%) of Portfolio Prime Rest Rest All London of SE of UK Regions None 0.6 0.4 0.7 0.6 Up to 10% 3.2 2.4 6.5 4.3 11% to 25% 7.6 11.0 10.6 10.0 26% to 50% 30.4 22.4 18.4 22.5 51% to 75% 32.3 42.3 34.5 36.7 Over 75% 23.4 20.3 27.3 24.0 Not stated 2.5 1.2 2.0 1.9 Base: All respondents (158) (246) (293) (697) Differences between the broad geographic areas are quite small with investment properties making up between 53% and 55% of portfolios. Compared with the last survey in the first quarter of 2014, the average proportion of portfolios which are in the form of investment property is down from 56% to 54%. Within this overall position, Prime Central London saw its average proportion fall from 60% to 54% whilst the proportion for the Rest of the South East fell from 56% to 55%. Contrastingly, the proportion for the Rest of the UK rose from 53% to 55%. Page 10

Geographic Average Proportion of Portfolio (%) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 55.4 57.5 59.6 53.5 South East 54.7 54.5 55.6 54.6 Rest of UK 56.0 55.4 53.2 54.5 All Regions 55.3 55.6 55.6 54.3 Base: All respondents (524) (643) (637) (697) As can be seen from the chart below, the proportion of respondents portfolios which is made up of investment property, having levelled off for a period of a year from mid-2002 to mid-2003, rose sharply between mid- 2003 and mid-2004. At the end of 2004 the figure levelled off again before slowly reducing during the first half of 2005. However, both surveys for the second half of 2005 showed the figure was on the increase again and during 2006 this upward trend continued. Surveys for the first two quarters of 2007 saw falls in the average figure but overall, until the first quarter of 2008, the figure was fairly steady at between 50% and 53%. After that there were two consecutive falls taking the figure down to its lowest level for 5 years before it bounced back sharply and the results from the next eighteen months showed an upward trend. Results during 2010, however, brought an end to that upward trend with the average levelling off at between 53% and 54% before falling but by the end of 2011, this decline had levelled off. The results from the first two quarters of 2012, which both produced quite sharp increases, took the figure to its highest level since these surveys began 13 years ago but the fall in the third quarter took the figure back to where it had been at the end of 2011. This fall was followed by another increase in the last quarter of the year and the increase seen in the first quarter of 2013 took the figure to its second highest ever level where it was stable for a year until the fall seen this quarter. Page 11

Regional Analysis The three quarter moving average proportions for each of the regions of the UK are shown in the table below from which it can be seen that there is not a great deal of difference between the regions on this question although, for offices in Central London, investment properties do form a higher proportion of their portfolios than they do for any other region. In the Midlands and the North West, the proportions of investment properties are also slightly higher than for the rest of the country excluding Central London. Geographic Average Proportion of Portfolio (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 64.2 62.4 61.5 61.2 Rest of London 55.3 54.1 56.3 56.5 Rest of South East 53.8 54.0 54.3 54.3 South West 53.7 54.7 54.9 53.5 Midlands 60.2 59.8 58.7 57.9 North West 55.0 56.0 57.7 60.3 North East 54.1 55.2 53.7 51.1 Scotland/Wales/NI 53.1 54.1 50.6 51.5 Base: All respondents (524) (643) (637) (697) Compared with the three quarter moving average from three months ago, there have been mixed changes with some regions seeing an increase and others a decrease. The South West, the Midlands and the North East all had noticeable falls whilst the North West and Scotland, Wales & Northern Ireland had noticeable increases. All the other regions had almost unchanged proportions this quarter. Page 12

4.3 Number of Purely Investment Properties Managed (Q.4) By and large, ARLA members offices manage substantial numbers of purely investment properties with nearly half (47%) saying that they manage over a hundred properties and more than eight out of ten (84%) managing in excess of 20 properties. Analysis of these responses shows that the average number of purely investment properties managed by ARLA members offices is currently 143. Number of Percent of Respondents (%) Properties Prime Rest Rest All London of SE of UK Regions Up to 5 2.5 1.2 4.4 2.9 6 to 10 8.2 3.3 5.8 5.5 11 to 20 13.9 4.5 3.1 6.0 21 to 50 22.8 18.7 14.3 17.8 51 to 100 17.1 18.3 21.5 19.4 Over 100 32.9 52.0 49.1 46.5 Not stated 2.5 2.0 1.7 2.0 Base: All respondents (158) (246) (293) (697) Offices managing properties in Prime Central London tend to manage considerably fewer properties on average than their counterparts elsewhere in the country with the average numbers being 69 for Prime Central London, 166 for the Rest of the South East and 170 for the Rest of the UK. Compared with the first quarter of 2014, the average number of properties managed is down from 156 to 143, largely reversing the increase seen then. As can be seen in the chart below, the long term upward trend, which has been quite strong for most of the 12 years since this question was first asked, became even stronger during the winter of 2012/13. Page 13

The falls seen in the middle two quarters of 2013, however, suggested that the big increase seen then was no more than a temporary blip. With the results from the last two quarters, we have seen another temporary blip, a big increase followed by a big fall, but the overall trend remains upwards. The big overall decrease seen this quarter is largely the result of a very big decrease for Prime Central London (down from 114 to 69 properties). In addition, there was a decrease for the Rest of the UK (down from 180 to 170 properties) and, contrastingly, an increase for the Rest of the South East (up from 151 to 166 properties). Geographic Average Number of Properties Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 65.7 68.1 113.8 69.1 South East 130.2 145.2 151.3 166.1 Rest of UK 205.2 188.6 180.0 169.5 All Regions 139.8 139.9 155.8 142.9 Base: All respondents (524) (643) (637) (697) As can be seen from the chart below, the average number of properties managed by ARLA members in the Rest of the UK, having risen rapidly during 2002 and 2003, stayed in the range 130 to 150 properties until mid 2007 after which it hit a rising trend. During 2009 it levelled off again and then fluctuated wildly during 2010, 2011, 2012 and 2013 before declining quite sharply for three quarters in a row. Nevertheless, despite its quite volatile performance in recent years, the long term trend is still an upward one. The average for the Rest of the South East evidenced a slight rising trend until the beginning of 2006, after which it declined, although each decline was followed by a period of recovery. After mid 2007, the average rose fairly steadily but fluctuated quite wildly during 2009 whilst overall maintaining its level at around 110 properties. Page 14

As with the Rest of the UK, the Rest of the South East exhibited some fluctuations during 2010 but settled into a rising trend during 2011 and early 2012. However that ended with the results from mid 2012 but the quite dramatic increases seen in the last quarter of 2012 and the first quarter of 2013 took the figure to its highest ever level. The decline seen in the following two quarters partially reversed the increases seen over the winter of 2012/13 but the increases in the last three quarters have taken the figure back up to an historically high level. For Prime Central London the figure was relatively steady at an average of between 60 and 70 properties for some time, despite occasionally moving outside this range, although there was a trend for the figure to increase from mid 2006 until the beginning of 2008 when it levelled off and started to fall. During 2009, the figure rose steadily to reach a figure only marginally below its all time high and then continued to climb as a result of alternating increases with smaller decreases during 2010, 2011 and into 2012. The increases seen over the winter of 2012/13 took the figure to its highest ever level but the decreases seen during the summer of 2013 took it to its lowest level for 5 years. The increase seen last quarter, however, was the largest increase we have ever seen in a single quarter and took the figure to an all time high but the fall seen this quarter has reversed that. Page 15

Regional Analysis Looking at the results for the individual regions of the UK reveals that the three quarter moving average number of purely investment properties managed by respondents offices appears to be lower in the southern half of England than elsewhere, with the highest number (236) being found in the Midlands followed by the North East (222) and the lowest number (77) in Central London. Geographic Region Average Number of Properties (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 81 72 80 77 Rest of London 112 93 99 107 Rest of South East 140 137 138 150 South West 127 135 135 132 Midlands 224 243 251 236 North West 208 193 190 176 North East 318 320 251 222 Scotland/Wales/NI 188 179 182 169 Base: All respondents (524) (643) (637) (697) Compared with the results from the first quarter of 2014, there have been some changes with the biggest decrease being seen in the North East (down from 251 to 222). Central London, the South West, the Midlands, the North West and Scotland, Wales & Northern Ireland also experienced falls but they were smaller. The only regions seeing an increase were the Rest of London (up from 99 to 107) and the Rest of the South East (up from 138 to 150). Page 16

4.4 Average Value of Rented Residential Properties (Q.5) Houses More than four out of ten respondents (42%) said that the average value of a rented house in their area is between 150,000 and 350,000. Little more than one in forty offices (2.7%) said that the average is below 100,000 but for more than one in ten respondents (11%), the average value in their area is in excess of 1 million. Analysis of these figures gives an overall weighted average value for a rented house of 462,500. Average Percent of Respondents (%) Value of Houses Prime Rest Rest All London of SE of UK Regions Up to 100,000-1.2 5.5 2.7 100,001 to 150,000 0.6 7.3 30.0 15.4 150,001 to 200,000 1.3 18.7 31.7 20.2 200,001 to 350,000 8.2 31.7 20.5 21.7 350,001 to 500,000 15.2 22.0 5.5 13.5 500,001 to 750,000 14.6 9.8 3.1 8.0 750,001 to 1 Million 10.8 3.7 1.0 4.2 Over 1 Million 44.9 2.8-11.2 Not stated 4.4 2.8 2.7 3.2 Base: All respondents (158) (246) (293) (697) There are big differences between the values of rented houses in the different geographical areas with the average for those managing properties in Prime Central London now being 993,400 compared with 369,500 for the Rest of the South East and 210,600 for the Rest of the UK. Compared with the last survey three months ago, the overall weighted average value of rented houses has risen by 1.3% from 456,700 to 462,500, partially reversing the decrease seen three months ago. Page 17

Within this overall change, the average value of a rented house in Prime Central London has risen by 3.5%, its second increase in succession, whilst the average for the Rest of the UK has risen by 3.3%, partially reversing the big fall seen then. On the other hand, the average for the Rest of the South East fell by 2.6%. Geographic Average Value of Rented Houses (000s) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 964.7 952.9 959.6 993.4 South East 349.5 378.0 379.5 369.5 Rest of UK 212.3 232.7 203.9 210.6 All Regions (weighted) 447.7 464.1 456.7 462.5 Base: All respondents (524) (643) (637) (697) As can be seen from the chart below, between May 2003 and August 2004 the average value of a rented house increased by 16% from 306,100 to 353,800 and, after stabilising for a couple of years, continued rising until the summer of 2007 when it peaked at 442,600. After that, the average fell by 16% before stabilising during 2008 but then fell sharply in mid 2009 to reach a three year low before bouncing back equally sharply in the following two quarters. The results from the surveys in the first half of 2010 confirmed that these increases were not temporary blips but, in the second half of 2010, the average value turned down, ending the upward trend which had run from mid 2009 to mid 2010. Since the beginning of 2011, there have been frequent quarterly fluctuations in the average value of a rented house but, overall, the trend has been upwards and, three months ago, the average reached it s highest level since this question was first asked 11 years ago. The rise seen this quarter continues the fluctuating upward trend. Page 18

Regional Analysis Data relating to individual regions of the UK shows that, not surprisingly, by and large, the further away from London rented houses are located, the lower is their average value with properties from the Midlands northwards having a similar average value, well below those in the south of the country. Geographic Region Average Value of Rented Houses (000s) (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 1,255 1,212 1,179 1,193 Rest of London 554 584 590 625 Rest of South East 341 342 340 344 South West 276 301 298 278 Midlands 165 167 171 185 North West 217 230 206 201 North East 167 164 169 167 Scotland/Wales/NI 192 192 193 208 Base: All respondents (524) (643) (637) (697) Compared with three months ago, the three quarter moving average values of rented houses for most regions have changed little (plus or minus 2% or less). The exceptions to this are the Midlands and Scotland, Wales & Northern Ireland (both up 8%), the Rest of London (up 6% and the South West (down by 7%). Page 19

Flats More than four out of ten respondents (41%) said that the average value of a rented flat in their area is between 100,000 and 200,000. However, one in seven respondents (14%), said that the average value of a rented flat in their area is below 100,000 compared with little more than one in twenty-five (4.2%) who said that the average value is in excess of 1 million. Analysis of these figures gives an overall weighted average value for a rented flat of 308,100. Average Percent of Respondents (%) Value of Flats Prime Rest Rest All London of SE of UK Regions Up to 100,000-7.3 28.0 14.3 100,001 to 150,000 1.3 22.0 37.5 23.8 150,001 to 200,000 8.9 21.5 17.7 17.1 200,001 to 350,000 15.2 32.5 5.5 17.2 350,001 to 500,000 13.9 6.5 2.0 6.3 500,001 to 750,000 24.7 1.6 0.3 6.3 750,001 to 1 Million 11.4 1.6-3.2 Over 1 Million 17.1 0.8-4.2 Not stated 7.6 6.1 8.9 7.6 Base: All respondents (158) (246) (293) (697) As with rented houses, there are big differences between the values of rented flats in the different geographical areas with the average for Prime Central London being 680,000 compared with 238,900 in the Rest of South East and 137,000 in the Rest of the UK. Compared with the first quarter of 2014, the overall weighted average value of a rented flat is up by 6.6% from 289,000 to 308,100, more than reversing the fall seen then. Within that overall change, the average value of rented flats for Prime Central London rose by 9.0% whilst the average for Rest of the South East rose by 5.8% with the average for the Rest of the UK rising by a comparatively modest 0.7%. Page 20

Geographic Average Value of Rented Flats (000s) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 653.9 637.2 623.8 680.0 South East 221.1 234.0 225.9 238.9 Rest of UK 135.5 145.2 136.1 137.0 All Regions (weighted) 293.8 298.7 289.0 308.1 Base: All respondents (524) (643) (637) (697) As can be seen from the chart below, between 2003 and 2007, the average value of a rented flat increased by 46% from 189,100 in the second quarter of 2003 to 275,800 in the third quarter of 2007 despite the occasional temporary downturn. However, after that, average values of flats fell by 15%, reaching a three year low of 234,900 in the second quarter of 2009 before bouncing back sharply. The first three quarters of 2010 saw small falls in the average value of rented flats but these were reversed in the next three quarters to leave the figure at an historically high level. Despite the sharp fluctuations seen in the second half of 2011 and the first two quarters of 2012, the overall trend remained upwards but the fall seen in the third quarter of 2012 brought that to an end. The increases seen during 2013, however, more than reversed that fall and took the figure to its highest ever level, restoring the long term upward trend seen over the last four years. The fall seen three months ago brought to an end the upward trend, which had continued unabated throughout 2013 but the increase this quarter has more than made up for that, taking the figure to a new all time high. Page 21

Regional Analysis As was the case for values of rented houses, results for individual regions of the UK show that, not unexpectedly, by and large, the further north rented flats are located, the lower is their average value. The chart below, showing the three quarter moving average values, shows this quite clearly. Geographic Region Average Value of Rented Flats (000s) (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 831 838 827 837 Rest of London 313 334 345 369 Rest of South East 198 200 199 205 South West 168 180 180 172 Midlands 109 112 111 116 North West 142 150 138 137 North East 116 111 116 114 Scotland/Wales/NI 128 124 130 141 Base: All respondents (524) (643) (637) (697) Compared with three months ago, there were few noticeable changes in the three quarter moving average values of rented houses for each region with all but four regions seeing changes of 3% or less. The three regions showing increases larger than this were the Rest of London (up by 7%), the Midlands (up by 4%) and Scotland, Wales & Northern Ireland (up by 9%) and the region showing a decrease of more than 3% was the South West (down by 4%). Page 22

Summary As was to be expected, average values of rented houses are much higher than those of rented flats with the overall weighted average value of a rented house being 50% higher than that of a rented flat. With regard to differences for the three broad geographic areas, the largest difference was seen by those in the Rest of the South East where the average figure for houses is now 55% higher than that for flats. The difference between the values of houses and flats for those in the Rest of the UK was slightly lower (54%) but, for those managing properties in Prime Central London, the difference was considerably lower at 46%. Geographic Average Value of Properties (000s) Area Houses Flats Prime Central London 993.4 680.0 Rest of the South East 369.5 238.9 Rest of the UK 210.6 137.0 All Regions (weighted) 462.5 308.1 Base: All respondents (697) Compared with the first quarter of 2014, the average value of rented houses has risen by 1.3% and the average value of rented flats has risen by 6.6%. With regard to the broad geographic areas, Prime Central London has seen a increase in the average value of houses (up by 3.5%) and in the average value of flats (up by 9.0%). The Rest of the South East saw a rise in the average values of rented flats (up by 5.8%) but a fall in the average value of rented houses (down by 2.6%). The Rest of the UK saw a rise for rented houses (up by 3.3%) with a much more modest rise for rented flats (up by 0.7%). Page 23

Regional Analysis Looking at average values of rented houses compared with average values of rented flats within individual regions confirms, not surprisingly, that across all regions, houses command higher prices than flats. However, more interestingly, the data for the three quarter moving average shows that the relative difference is much more marked in the south of England (excluding Central London) where rented house values are between 61% and 69% higher than rented flat values and much less marked in the north of England and Scotland, Wales & Northern Ireland, where rented house values are only between 47% and 48% higher than rented flat values. Against this geographical trend, the difference for Central London was just 42% whilst the difference in the Midlands (59%) was similar to the South West. Compared with three months ago, the differences between average prices for rented houses and those for rented flats are similar. Geographic Region Average Value of Properties (000s) (three quarter moving average) Houses Flats Central London 1,193 837 Rest of London 625 369 Rest of South East 344 205 South West 278 172 Midlands 185 116 North West 201 137 North East 167 114 Scotland/Wales/NI 208 141 Base: All respondents (697) Page 24

4.5 Average Rental Return on Rented Residential Property (Q.6) Houses According to ARLA members offices, a rental return of 4% to 5% appears to be the norm for rented houses with more than four out of ten respondents (42%) saying that this applies to their area. Analysis of these results reveals a weighted average rental return on rented houses of 4.9%. Average Percent of Respondents (%) Return Prime Rest Rest All London of SE of UK Regions Less than 4% 48.7 13.8 9.9 20.1 4% to 5% 28.5 50.4 41.6 41.8 6% 7.6 18.7 25.9 19.2 7% 3.8 3.7 11.9 7.2 8% 1.3 3.3 4.1 3.2 9% to 10% 1.9 2.0 3.8 2.7 11% to 12% - 0.4-0.1 12% to 15% - 0.8-0.3 Over 15% 1.9 1.6-1.0 Not stated 6.3 5.3 2.7 4.4 Base: All respondents (158) (246) (293) (697) There is considerable difference in rates of return between the three broad geographic areas with the average for those managing properties in Prime Central London being the lowest at 3.9%, compared with 5.1% for the Rest of the South East and 5.3% for the Rest of the UK. Geographic Average Rental Return (%) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 4.5 4.2 4.9 3.9 South East 5.3 5.1 5.1 5.1 Rest of UK 5.6 5.5 5.3 5.3 All Regions (weighted) 5.2 5.0 5.1 4.9 Base: All respondents (524) (643) (637) (697) Compared with the first quarter of 2014, the overall average weighted rental return on houses is down from 5.1% to 4.9%, more than reversing the increase seen then. This overall change was the result of a big decrease for those managing properties in Prime Central London (down from 4.9% to 3.9%) which more than reversed the big increase seen three months ago. For the Rest of the South East and the Rest of the UK, the figures were unchanged at 5.1% and 5.3% respectively. Page 25

Regional Analysis Results for individual regions of the UK show that there is some correlation between where in the UK houses are located and the average rental return earned from them with regions in the north doing better than those in the south. The lowest three quarter moving average rental return (3.9%) was found in Central London and the highest (5.9%) in the North West. Geographic Average Rental Return on Houses (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 3.6 3.8 4.2 3.9 Rest of London 5.2 5.1 5.2 5.1 Rest of South East 5.2 5.2 5.2 5.1 South West 4.9 5.0 5.0 4.8 Midlands 5.6 5.7 5.6 5.6 North West 6.0 6.0 6.0 5.9 North East 5.5 5.6 5.5 5.4 Scotland/Wales/NI 6.0 5.9 5.6 5.4 Base: All respondents (524) (643) (637) (697) Compared with three months ago, there have been reductions for all but one region with Central London, the South West and Scotland, Wales & Northern Ireland seeing the largest falls. The exception was the Midlands, which had an unchanged average rental return on houses. Page 26

Flats A rental return of between 4% and 5% also appears to be the norm for rented flats with almost four out of ten respondents (39%) saying that this applies to their area. Analysis of these results reveals a weighted average rental return on rented flats of 5.2%. Average Percent of Respondents (%) Return Prime Rest Rest All London of SE of UK Regions Less than 4% 37.3 6.9 8.9 14.6 4% to 5% 34.8 44.3 36.5 38.9 6% 8.2 22.8 24.6 20.2 7% 6.3 6.5 12.6 9.0 8% 1.3 2.8 5.1 3.4 9% to 10% 1.9 2.0 1.7 1.9 11% to 12% - - - - 12% to 15% 0.6 1.6 0.3 0.9 Over 15% 1.3 1.6 0.3 1.0 Not stated 8.2 11.4 9.9 10.0 Base: All respondents (158) (246) (293) (697) As was the case with rented houses, there is a big difference in the rental rates of return for rented flats in Prime Central London compared with the rest of the country with the average for those managing properties in Prime Central London being just 4.2% compared with 5.6% for the Rest of the South East and 5.4% for the Rest of the UK. Geographic Average Rental Return (%) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 5.0 4.4 5.3 4.2 South East 5.5 5.4 5.2 5.6 Rest of UK 5.7 5.5 5.5 5.4 All Regions (weighted) 5.4 5.2 5.3 5.2 Base: All respondents (524) (643) (637) (697) Compared with the last survey in the first quarter of 2014, the overall weighted average rental return on flats is down from 5.3% to 5.2%, reversing the increase seen then. This overall change was primarily the result of a big fall for those managing properties in Prime Central London (down from 5.3% to 4.2%) which outweighed an increase for those in the Rest of the South East (up from 5.2% to 5.6%). For the Rest of the UK the figure was little changed, falling from 5.5% to 5.4%. Page 27

Regional Analysis Results for individual regions of the UK show that rental returns on flats in each region tend to increase as one moves north with the Rest of London being the sole exception to this. The highest three quarter moving average rental returns are being obtained in Scotland, Wales & Northern Ireland (5.8%) and in the Rest of London (5.7%) and the lowest in Central London (4.3%). Geographic Average Rental Return on Flats (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 4.2 4.2 4.5 4.3 Rest of London 5.8 5.7 5.8 5.7 Rest of South East 5.3 5.3 5.2 5.2 South West 5.2 5.2 5.3 5.2 Midlands 5.4 5.4 5.5 5.5 North West 5.3 5.3 5.6 5.6 North East 5.7 5.7 5.6 5.4 Scotland/Wales/NI 6.5 6.5 6.1 5.8 Base: All respondents (524) (643) (637) (697) Compared with three months ago, three quarter moving average rental returns on flats have fallen for all but three regions, the exceptions being the Rest of the South East, the Midlands and the North West, which all had unchanged three quarter moving average rental returns on flats. Page 28

Summary The lowest average rental returns are currently being earned on houses in Prime Central London (3.9%) with the highest returns being earned on flats in the Rest of the South East (5.6%). Geographic Average Rental Return (%) Area Houses Flats Prime Central London 3.9 4.2 Rest of the South East 5.1 5.6 Rest of the UK 5.3 5.4 All Regions (weighted) 4.9 5.2 Base: All respondents (697) Overall flats seem to be achieving a higher average rental rate of return than houses, 5.2% compared with 4.9%. This difference is reflected in all of the three broad geographic areas although the biggest difference is in the averages for those in the Rest of the South East and the smallest for those in the Rest of the UK. Page 29

Regional Analysis As can be seen from the table and chart below, which show the three quarter moving average rental returns for houses and flats for each region in the UK, flats tend to outperform houses on rental return in all regions with the exceptions of the Midlands, where the reverse is true, and the North East which has the same average rental return for both houses and flats. Geographic Average Rental Return Region Three Quarter Moving Average (%) Houses Flats Central London 3.9 4.3 Rest of London 5.1 5.7 Rest of South East 5.1 5.2 South West 4.8 5.2 Midlands 5.6 5.5 North West 5.9 5.6 North East 5.4 5.4 Scotland/Wales/NI 5.4 5.8 Base: All respondents (697) Page 30

Average Rents The table below shows the average rents being received by landlords based on the average rental returns and average property values above. Average Rents Q2.14 Geographic HOUSES FLATS Area Week Month Year Week Month Year ( ) ( ) ( 000) ( ) ( ) ( 000) Prime Central London 745 3,229 38.7 549 2,380 28.6 Rest of the South East 362 1,570 18.8 257 1,115 13.4 Rest of the UK 215 930 11.2 142 617 7.4 Whole Country 403 1,745 20.9 287 1,245 14.9 Base: All respondents (697) For those managing properties in Prime Central London, the difference between the average rent for a house and that for a flat is least with houses commanding 36% more, and for those in the Rest of the UK, the difference is the greatest with houses costing 51% more than flats. The difference for those in the Rest of the South East falls between these two extremes at 41%. For comparative purposes, the table below shows the average rents for houses and flats three months ago. Average Rents Q1.14 Geographic HOUSES FLATS Area Week Month Year Week Month Year ( ) ( ) ( 000) ( ) ( ) ( 000) Prime Central London 904 3,918 47.0 636 2,755 33.1 Rest of the South East 372 1,613 19.4 226 979 11.7 Rest of the UK 208 901 10.8 144 624 7.5 Whole Country 442 1,915 23.0 294 1,276 15.3 Base: All respondents (637) Compared with three months ago, weighted average rents for houses are down quite sharply, by 8.9%, as a result of a big decrease for those Page 31

managing properties in Prime Central London (down by 17.6%) and a smaller decrease for the Rest of the South East (down by 2.6%) which easily outweighed the increase in the Rest of the UK (up by 3.3%). The picture for average rents for flats was similar to that for houses with an overall fall of 2.4% being accounted for by a big decrease for Prime Central London (down by 13.6%) which, when combined with the much smaller decrease for the Rest of the UK (down by 1.2%), outweighed the big increase seen for the Rest of the South East (up by 13.9%). Page 32

Regional Analysis Further analysis of the responses to this question enables three quarter moving average rents to be derived for each of the geographic regions included in the survey and these are shown for this quarter and last quarter in the tables below. Average Rents Q2.14 Three Quarter Moving Average (%) Geographic HOUSES FLATS Region Week Month Year Week Month Year ( ) ( ) ( 000) ( ) ( ) ( 000) Central London 902 3,910 46.9 698 3,024 36.3 Rest of London 617 2,675 32.1 402 1,743 20.9 Rest of South East 335 1,451 17.4 205 887 10.6 South West 258 1,120 13.4 172 747 9.0 Midlands 199 862 10.3 122 528 6.3 North West 230 995 11.9 147 637 7.6 North East 173 752 9.0 118 512 6.1 Scotland/Wales/NI 216 936 11.2 158 685 8.2 Base: All respondents (697) Compared with three months ago, there have been mixed fortunes with Central London, the South West, the North West and the North East all seeing falls in average rents for both houses and flats. With one exception, all the other regions saw increases in average rents for both houses and flats, the exception being the Rest of the South East, which saw a fall for houses but an increase for flats. Average Rents Q1.14 Three Quarter Moving Average (%) Geographic HOUSES FLATS Region Week Month Year Week Month Year ( ) ( ) ( 000) ( ) ( ) ( 000) Central London 945 4,095 49.1 721 3,124 37.5 Rest of London 587 2,542 30.5 383 1,660 19.9 Rest of South East 338 1,465 17.6 200 866 10.4 South West 285 1,235 14.8 182 790 9.5 Midlands 185 803 9.6 118 510 6.1 North West 237 1,028 12.3 148 642 7.7 North East 179 776 9.3 125 540 6.5 Scotland/Wales/NI 209 908 10.9 152 659 7.9 Base: All respondents (637) Page 33

4.6 Average Void Period Per Year (Q.7) Average void periods for rented residential properties tend to be quite short with nearly eight out of ten ARLA members offices (78%) reporting averages of 4 weeks or less per year and, in addition, a further one in six (16%) saying the average is between 5 and 6 weeks. These figures indicate an overall average void period of 3.1 weeks (22 days) per year. Average Percent of Respondents (%) Void Period Prime Rest Rest All London of SE of UK Regions Less than 2 weeks 26.6 37.0 21.5 28.1 2 to 4 weeks 42.4 51.2 51.9 49.5 5 to 6 weeks 19.6 8.9 20.1 16.1 7 to 8 weeks 7.0 1.6 2.0 3.0 More than 8 weeks 1.9-1.4 1.0 Don't know - - 1.4 0.6 Not stated 2.5 1.2 1.7 1.7 Base: All respondents (158) (246) (293) (697) Those in the Rest of the South East appear currently to be experiencing the shortest average void period at 2.6 weeks (18 days) compared with 3.3 weeks (23 days) for those in the Rest of the UK and 3.4 weeks (24 days) for those managing properties in Prime Central London. Compared with the first quarter of 2014, the average void period for the whole country is up a little from 3.0 weeks to 3.1 weeks. As can be seen from the chart and table below, on this occasion, average void periods for those managing properties in Prime Central London were up from 3.2 to 3.4 weeks and those for the Rest of the UK were up from 3.2 weeks to 3.3 weeks with those for the Rest of the South East being unchanged at 2.6 weeks. Page 34

Geographic Average Void Period (weeks) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 3.3 3.3 3.2 3.4 South East 2.5 2.6 2.6 2.6 Rest of UK 3.1 3.2 3.2 3.3 Whole Country 2.9 3.0 3.0 3.1 Base: All respondents (524) (643) (637) (697) The chart below shows how the overall average void period has changed since these surveys first began and this shows that, until mid 2008 the average void period had been declining for some time and had fallen by a quarter from a high of 4.4 weeks (31 days) per year in the winter of 2003/2004 to 3.2 weeks (22 days). The rapid rise in average void periods that followed took the figure to 4.3 weeks (30 days), close to its all-time high. However, the figure then fell rapidly between mid 2009 and mid 2010. Despite a temporary increase at the end of 2010, the decline in void periods continued until third quarter of 2011 when it reached 2.7 weeks (19 days), its lowest level since these surveys began eleven years ago, before turning upwards at the end of 2011. That increase was followed by two further increases in the first half of 2012, confirming that a new upward trend was becoming established but the averages for the second half of 2012 and throughout 2013, despite the fluctuations, were fairly steady at between 2.9 and 3.0 weeks. The increase seen this quarter, however, has taken the average to its highest level for two years but, overall, void periods still look quite stable. Page 35

Regional Analysis As can be seen from the table below, showing figures for each region of the UK, the three quarter moving average void period is lowest in the Rest of London (2.4 weeks) and highest in Central London and the North East (3.9 weeks in both cases) with the average tending to increase as one moves away from London although Central London, the Midlands and Scotland, Wales & Northern Ireland are exceptions to this. Geographic Region Average Void Period (weeks) (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 4.0 3.8 3.7 3.9 Rest of London 2.4 2.6 2.5 2.4 Rest of South East 2.5 2.6 2.6 2.6 South West 2.9 2.9 3.0 2.9 Midlands 2.9 2.8 2.7 2.8 North West 3.4 3.5 3.6 3.8 North East 4.0 4.0 3.9 3.9 Scotland/Wales/NI 3.0 3.2 3.4 3.4 Base: All respondents (524) (643) (637) (697) Compared with three months ago, the figures for the three quarter moving average void periods for all of the regions have changed very little, if at all (up or down by 0.2 weeks or less) with no clear correlation between these changes and the location of the region within the UK. Page 36

4.7 Number of New Tenancies (Not Renewals) Signed Up in the Last Three Months (Q.8) Almost three quarters of ARLA members offices (74%) have signed up more than 10 new tenancies (other than renewals) in the last three months with half (50%) having signed up more than 20 and more than two out of ten (21%) more than 50. Analysis of these results reveals that, on average, ARLA members offices have each signed up 31 new tenancies in the last three months. Number of Percent of Respondents (%) Tenancies Prime Rest Rest All London of SE of UK Regions None 1.3 0.4 1.0 0.9 Up to 5 8.2 9.8 11.3 10.0 6 to 10 13.9 15.0 11.3 13.2 11 to 20 25.9 22.0 24.9 24.1 21 to 50 29.7 33.3 26.6 29.7 Over 50 18.4 18.7 23.2 20.5 Not stated 2.5 0.8 1.7 1.6 Base: All respondents (158) (246) (293) (697) Offices in the Rest of the UK have fared better than those managing properties in Prime Central London and those in the Rest of the South East with the average figures being 32 for the Rest of the UK, 31 for the Rest of the South East and 30 for Prime Central London. Compared with the last survey, the average number of new tenancies signed up in the preceding three months is down from 32 to 31. Respondents in the Rest of the South East and the Rest of the UK both saw falls, an average fall of 1.7 new tenancies in the case of the Rest of the UK and a fall of 1.2 new tenancies in the case of the Rest of the South East. For those managing properties in Prime Central London the average was little changed, rising by just 0.2 new tenancies in the last three months. Page 37

Geographic Number of New Tenancies Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 30.7 30.3 30.1 30.3 South East 33.4 32.7 32.0 30.8 Rest of UK 37.4 39.9 34.0 32.3 All Regions 34.4 35.0 32.4 31.3 Base: All respondents (524) (643) (637) (697) The decrease seen this quarter is at variance with the seasonal trend for the second quarter of the year which over the previous 10 years has seen 8 rises and just 2 falls. Looking past these seasonal variations, as can be seen in the graph of the three quarter moving average below, the trend up to 2008 was for the average number of new tenancies being signed up to increase. The shorter term trend over the last four years has been fairly static although the figure for this quarter is the lowest it has been for nearly 7 years. Page 38

Regional Analysis The number of new tenancies signed up in the three months preceding the survey tends to be higher in the north than in the south of the country with the smallest three quarter moving average figures being in Central London (31) and the Rest of London (31) and the largest being in the Midlands (39). Geographic Region Number of New Tenancies (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 29.5 30.8 32.7 31.4 Rest of London 32.2 30.7 29.7 30.8 Rest of South East 33.1 32.6 32.1 31.2 South West 30.1 32.5 31.7 29.7 Midlands 36.2 41.3 40.6 39.4 North West 36.0 37.6 37.6 36.7 North East 43.7 45.2 39.0 34.3 Scotland/Wales/NI 38.5 40.4 38.5 37.4 Base: All respondents (524) (643) (637) (697) Compared with the results from the last quarter, all but one region had lower three quarter moving averages. The exception was the Rest of London which had a noticeably higher three quarter moving average this quarter. In terms of relating the changes to the regions location within the UK, there is little correlation between the changes but the largest fall was in the North East. Page 39

4.8 Balance of Supply & Demand in the Rented Residential Property Sector (Q.9) Almost six out of ten ARLA members offices (59%) say that there are currently more tenants than there are properties available for them. This compares with not much more than a third as many (22%) who now believe that there are more residential properties available for rent than there are tenants to fill them. However, nearly two out of ten (18%) believe that supply of and demand for rented residential properties is in balance. These figures suggest that, overall, the supply of rented residential properties is currently insufficient to meet demand for them with demand being strongest in the Rest of the South East where only 11% of respondents say there are more properties than tenants compared with 72% saying there are more tenants than properties. The picture in Prime Central London is much less positive with 43% saying there are more properties than tenants compared with 42% saying there are more tenants than properties. For those in the Rest of the UK the picture is similar to that for the Rest of the South East, although a little less positive, with 19% saying there are more properties than tenants and 57% saying there are more tenants than properties. Balance of Percent of Respondents (%) Supply and Prime Rest Rest All Demand London of SE of UK Regions Lot more props than tenants 17.1 2.8 4.4 6.7 Few more props than tenants 25.9 8.1 14.3 14.8 Equal nos of props & tenants 13.3 16.3 22.2 18.1 Few more tenants than props 18.4 28.9 31.7 27.7 Lot more tenants than props 23.4 42.7 25.6 31.1 Not stated 1.9 1.2 1.7 1.6 Base: All respondents (158) (246) (293) (697) Page 40

Compared with the first quarter of 2014, there has been a further change in the overall balance of supply and demand with the proportion of all respondents who now say there are more tenants than properties rising from 54% to 59%, the second increase in succession. This overall change is accounted for by increases in the Rest of the South East and the Rest of the UK with the figure for Prime Central London being little changed. Proportion Saying There Are Geographic More Tenants than Properties (%) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 33.1 31.3 41.4 41.8 South East 61.4 54.3 63.5 71.5 Rest of UK 54.1 48.6 53.6 57.3 All Regions 52.1 46.2 54.3 58.8 Base: All respondents (524) (643) (637) (697) As the chart below shows, the large decline during 2008 in the proportion of respondents saying that there are more tenants than properties bottomed out during the first half of 2009 before bouncing back strongly to reach its highest ever level in the third quarter of 2010. The two falls that followed over the winter of 2010/2011 suggested that a downward trend was becoming established but the increases seen in the second and third quarters of 2011 produced a fairly static position. Against this backdrop, the large fall seen in the last quarter of 2011 represented quite a dramatic change. Although the results for 2012 did not continue the decline, the figure remained at a much reduced level. In 2013, however, the decline resumed and by the end of the year, the figure had fallen to its lowest level for 4 years. The big increase seen three months ago, along with the increase seen this quarter, have taken the figure to its highest level for more than 2 years. Page 41

Looking at changes for each of the broad geographic areas over the last eleven years, as can be seen from the chart below, the most dramatic changes have taken place in Prime Central London where the proportion of respondents saying that there are more tenants than there are properties available for them rose massively, from a low of 6% in the last quarter of 2002 to 72% in the second quarter of 2007. After that, it fell back even more dramatically to 6% in the last quarter of 2008 before starting to rise again and it reached its highest ever figure (83%) at the end of 2010 before falling back a little at the start of 2011 and then hitting its second highest ever figure (82%) three months later. The falls seen subsequently suggested that the balance of supply and demand had changed quite significantly but the sharp increase seen at the beginning of 2014 changed that. The results from this quarter have confirmed that the increase three months ago was not a temporary blip. In the Rest of the South East, the figure also rose, though not as dramatically, growing nearly six fold from a low of 10% in the last quarter of 2003 to a high of 59% in the Spring of 2008. The huge fall during the second half of 2008 placed the Rest of the South East in a similar situation to the rest of the country where it remained until mid 2010 when it again took the lead. Although, the results for the last quarter of 2011 showed a sharp fall, the results from all four quarters of 2012 resulted in a sustained, if slight, upward trend but this was followed by four quarters of decline in 2013. The increases seen in 2014 so far suggest that the downward trend has now ended. In the Rest of the UK, whilst the figure remained relatively steady at between 30% and 40% for most of the period between 2002 and 2008, it too declined sharply in the second half of 2008 before bouncing back in 2009 and proceeding to reach a new high each quarter until the end of 2010 when it declined for the first time in more than a year, something which continued with the results from the first quarter of 2011 but which then halted. During 2012, despite some sharp fluctuations, the trend was slightly upward but it is clear that in 2013 the trend was downwards and the increases seen in the last two quarters have begun an upward trend. Page 42

Regional Analysis The balance of supply and demand in terms of the percentage of respondents saying there are more tenants than there are properties for them appears to bear little relation to where the region is located within the UK. This can be seen from the chart below, which shows the three quarter moving average proportion of respondents saying there are more tenants than properties. Proportion Saying There Are Geographic More Tenants than Properties (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 16.7 17.5 24.0 29.2 Rest of London 55.6 52.2 54.5 57.6 Rest of South East 67.3 62.5 60.4 62.6 South West 53.5 45.9 46.6 50.6 Midlands 62.3 62.1 61.6 58.9 North West 56.4 54.8 53.6 55.8 North East 55.4 44.3 37.6 37.1 Scotland/Wales/NI 52.5 55.2 54.2 56.8 Base: All respondents (524) (643) (637) (697) Compared with the three quarter moving average figures from three months ago, all but two regions saw increases in the proportion of respondents saying there are more tenants than properties. The exceptions were the Midlands and the North East which both saw falls. The largest rises in the three quarter moving average proportions saying there are more tenants than properties were in Central London (up from 24% to 29%) and the South West (up from 47% to 51%). Page 43

4.9 Average Length of Continuous Stay in Property (Q.10) Almost seven out of ten respondents (69%) say that the average length of a tenancy is between 13 and 24 months with similar proportions saying it is between 13 and 18 months (34%) and between 19 and 24 months (35%). Based on these figures, tenants tend to stay in the same property for an average of 19.6 months. Average Length of Percent of Respondents (%) Continuous Stay Prime Rest Rest All London of SE of UK Regions 6 to 9 months 0.6 0.4 2.4 1.3 10 to 12 months 6.3 2.8 16.7 9.5 13 to 18 months 33.5 32.9 35.2 34.0 19 to 24 months 40.5 40.7 27.6 35.2 More than 24 months 16.5 20.7 15.0 17.4 Don't know - - 1.4 0.6 Not stated 2.5 2.4 1.7 2.2 Base: All respondents (158) (246) (293) (697) The average time a tenant stays in the same property is longest for those in the Rest of the South East at 20.7 months, compared with 20.1 months for those managing properties in Prime Central London and 18.5 months for those in the Rest of the UK. Geographic Average Continuous Stay (months) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 20.1 19.7 20.4 20.1 South East 19.9 20.6 19.9 20.7 Rest of UK 19.0 18.3 18.1 18.5 All Regions 19.6 19.4 19.3 19.6 Base: All respondents (524) (643) (637) (697) Compared with the last survey, the average length of a tenancy is up from 19.3 to 19.6 months and this is reflected in the figures for those in Page 44

the Rest of the South East (up from 19.9 to 20.7 months) and those in the Rest of the UK (up from 18.1 to18.5 months). Contrastingly, there was a decrease in the average for those managing properties in Prime Central London (down from 20.4 to 20.1 months) but these changes largely just reverse the changes seen three months ago. As can be seen from the chart below, the overall average length of stay in a property had been on a rising trend for some time with 2010 showing the strongest period of increase. During 2011 and 2012, the trend levelled off and in 2013, the figure was fairly steady in the range 19.4 months to 19.8 months. Despite the decline seen three months ago, this fairly stable position is continuing. Page 45

Regional Analysis As with most of the other regional analysis of results from this survey, there is a clear progression as one moves away from London. In this case, looking at the three quarter moving average figures, the progression is from a relatively long continuous stay of 21 months in the Rest of London to a relatively short stay of 16 months in Scotland, Wales & Northern Ireland. Geographic Region Average Continuous Stay (months) (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 20.6 20.2 19.8 20.0 Rest of London 21.2 20.6 20.8 20.8 Rest of South East 20.4 20.5 20.3 20.2 South West 19.7 19.5 19.5 19.1 Midlands 19.1 19.0 19.0 19.3 North West 19.3 19.1 18.6 18.2 North East 17.7 17.7 17.9 18.0 Scotland/Wales/NI 17.1 17.1 16.6 16.4 Base: All respondents (524) (643) (637) (697) Compared with three months ago, there have been both increases and decreases in the three quarter moving average length of tenancies with no correlation to the location of the region within the UK. Page 46

4.10 Change in Achievable Rent Levels Over Last 6 Months (Q.11) Whole Country In the case of each of the listed property types, between 35% and 53% of ARLA members offices believe that achievable rent levels have increased over the last six months whilst only between 7% and 12% believe they have fallen. Percent of Respondents (%) Response Det Semi Terr Conv PB Studio House House House Flat Flat Flat Increased a lot 3.6 6.5 7.7 6.9 8.5 6.5 Increased a little 41.2 46.8 44.8 36.2 37.4 28.3 Stayed the same 31.1 29.3 32.3 37.7 36.7 37.0 Decreased a little 8.9 6.5 9.0 11.0 10.5 9.2 Decreased a lot 0.3 0.1 0.4 0.9 1.4 1.4 Don't know 11.5 7.2 2.7 4.3 2.3 14.1 Not stated 3.4 3.7 3.0 3.0 3.2 3.6 Base: All respondents (697) These figures tend to suggest that, on average, achievable rent levels have increased significantly over the past six months. Prime Central London Within the overall figures, the situation in Prime Central London is less positive than that for the whole country with between 25% and 37% saying that achievable rent levels for each type of property have risen compared with between 14% and 24% saying they have fallen. Percent of Respondents (%) Response Det Semi Terr Conv PB Studio House House House Flat Flat Flat Increased a lot 2.5 4.4 5.1 7.6 8.2 5.1 Increased a little 22.2 26.6 31.6 29.7 27.2 26.6 Stayed the same 22.8 28.5 32.3 39.9 39.9 41.1 Decreased a little 20.3 18.4 22.2 15.8 16.5 12.0 Decreased a lot 0.6 0.6 1.3 1.3 2.5 1.9 Don't know 25.3 15.2 3.2 1.9 1.9 9.5 Not stated 6.3 6.3 4.4 3.8 3.8 3.8 Base: All respondents (158) It would appear from these figures that, on average, achievable rent levels in Prime Central London have risen a little over the past six months. Page 47

Rest of the South East With regard to the Rest of the South East, the picture is a little stronger than that for the whole country with between 46% and 68% of respondents saying that achievable rent levels have increased compared with between 3% and 9% saying they have decreased. Percent of Respondents (%) Response Det Semi Terr Conv PB Studio House House House Flat Flat Flat Increased a lot 4.5 9.8 14.2 10.6 13.8 11.0 Increased a little 51.2 56.9 54.1 45.5 48.0 35.4 Stayed the same 28.9 22.8 22.0 30.9 26.0 29.3 Decreased a little 5.3 3.3 4.5 6.1 8.5 7.7 Decreased a lot - - - 0.4 0.4 0.4 Don't know 8.5 5.3 2.8 4.9 1.6 13.8 Not stated 1.6 2.0 2.4 1.6 1.6 2.4 Base: All respondents (246) These figures tend to suggest that achievable rent levels in the South East have increased very substantially in the last six months. Rest of the UK For the Rest of the UK, the position is similar to that for the whole country with between 27% and 54% of offices saying that achievable rent levels for each type of property have increased compared with between 3% and 14% saying achievable rent levels have decreased over the last six months. Percent of Respondents (%) Response Det Semi Terr Conv PB Studio House House House Flat Flat Flat Increased a lot 3.4 4.8 3.8 3.4 4.1 3.4 Increased a little 43.0 49.1 44.0 31.7 34.1 23.2 Stayed the same 37.5 35.2 41.0 42.3 44.0 41.3 Decreased a little 5.8 2.7 5.8 12.6 8.9 8.9 Decreased a lot 0.3-0.3 1.0 1.7 2.0 Don't know 6.5 4.4 2.4 5.1 3.1 16.7 Not stated 3.4 3.8 2.7 3.8 4.1 4.4 Base: All respondents (293) Again, from these figures, it appears that achievable rent levels in the Rest of the UK have increased significantly over the last six months. Page 48

Summary The table and chart below show the proportion of ARLA members offices from each of the broad geographical areas who say they believe achievable rent levels have increased over the last six months for each type of property. Percent Saying Achievable Rents Levels Geographic Have Increased (%) Area Det Semi Terr Conv PB Studio House House House Flat Flat Flat Prime Central London 24.7 31.0 36.7 37.3 35.4 31.6 Rest of the South East 55.7 66.7 68.3 56.1 61.8 46.3 Rest of the UK 46.4 53.9 47.8 35.2 38.2 26.6 Whole country 44.8 53.2 52.5 43.0 45.9 34.7 Base: All respondents (697) Compared with three months ago, the average proportion of respondents saying achievable rents, across all property types, have increased has risen slightly from 45% to 46%. Percent Saying Achievable Rents Geographic Have Increased (%) Area Q3.13 Q4.13 Q1.14 Q2.14 Prime Central London 31.6 27.1 36.5 32.8 Rest of the South East 53.0 50.1 54.9 59.1 Rest of the UK 41.2 37.9 40.1 41.4 All regions 43.5 39.3 44.7 45.7 Base: All respondents (524) (643) (637) (697) The overall rise in the proportion of respondents saying achievable rent levels across all property types have increased is accounted for by the increase for the rest of the South East (up from 55% to 59%) which outweighed the fall seen for those managing properties in Prime Central Page 49

London (down from 37% to 33%). The average for those in the Rest of the UK was little changed by comparison (up from 40% to 41%). Having been fairly settled at around 32% until the last quarter of 2005, the figure for the overall average proportion of respondents saying that achievable rent levels have risen increased steadily during 2006 and 2007 and into early 2008. However, the proportion of respondents in the second quarter of 2008 saying that achievable rent levels had increased fell from 56% to 53% and this was followed by three successive big declines with another smaller decline in the following quarter. As a result, between the first quarter of 2008 and the second quarter of 2009, the figure fell from 56% to 7%. From mid 2009, however, the figure rose steadily to reach 55% in the third quarter of 2010 before levelling off with the results from the next two surveys. This was followed by two small increases but these were wiped out by the fall seen at the end of 2011 and the falls seen in the first two quarters of 2012 continued that decline, confirming that a downward trend had become established. The increase seen in the third quarter of 2012 ended that downward trend but the declines seen in all but one of the following five quarters confirmed that the trend was still downwards. Against this backdrop, the quite sharp increase seen three months ago suggested that there might be a change to the downward trend and the results from this survey tend to confirm this. Page 50

Regional Analysis Looking at the three quarter moving averages for each region within the UK, the proportion of respondents saying that achievable rent levels in their region across all property types have increased is highest for respondents in the Rest of the South East (56%), the Midlands (49%) and the Rest of London (48%) and lowest for the those in Central London (22%). As can be seen from the chart below, the proportion of respondents saying that achievable rent levels have increased tends to decline as one moves away from London and the south although Central London, the Midlands and Scotland, Wales & Northern Ireland would appear to be exceptions to this. Percent Saying Achievable Rents Geographic Have Increased (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 20.2 19.5 21.8 22.0 Rest of London 49.1 47.5 47.4 47.6 Rest of South East 56.5 55.1 53.8 56.0 South West 38.7 38.7 39.6 41.3 Midlands 47.6 48.3 48.6 48.9 North West 30.6 32.7 32.0 29.6 North East 29.7 24.3 29.2 25.0 Scotland/Wales/NI 39.0 38.8 39.9 41.8 Base: All respondents (524) (643) (637) (697) Compared with the first quarter 2014 survey, the main changes are that the proportion of respondents saying achievable rent levels have increased has risen noticeably in three regions and fallen noticeably in two regions with the remaining three regions seeing virtually no change. Page 51

4.11 Are You Seeing an Increase in Rental Property Coming Onto the Market Because It Cannot Be Sold? (Q.12) Almost one in ten ARLA members offices (9%) say that they are seeing an increase in rental property coming onto the market because it cannot be sold. Percent of Respondents (%) Response Prime Rest Rest All London of SE of UK Regions Yes 5.1 4.1 15.7 9.2 No 87.3 87.4 75.4 82.4 Don't know 5.1 5.7 4.4 5.0 Not stated 2.5 2.8 4.4 3.4 Base: All respondents (158) (246) (293) (697) There were quite big differences between the three broad geographic areas on this question with those in the Rest of the South East being the least likely to say they are seeing an increase in rental property coming onto the market because it cannot be sold (4%) and those in the Rest of the UK being the most likely to do so (16%) with those managing properties in Prime Central London falling close to the Rest of the South East figure (5%). Response Percent of Respondents (%) Q3.13 Q4.13 Q1.14 Q2.14 Yes 21.4 18.4 12.9 9.2 No 61.6 67.7 76.3 82.4 Don't know 8.6 7.5 6.8 5.0 Not stated 8.4 6.5 4.1 3.4 Base: All respondents (524) (643) (637) (697) Compared with the first quarter of 2014, there has been another quite sharp fall in the proportion of respondents saying they think there has been an increase in rental property coming onto the market because it cannot be sold with the figure falling from 13% to 9%, the fifth fall in succession. As can be seen from the chart below, in 2009 and the first half of 2010 there was a big drop in the proportion saying they were seeing an increase in rental property coming onto the market because it cannot be sold. After that, the figure bounced back in the second half of 2010 before stabilising around the 40% mark. However, in the first two quarters of 2012, there was quite a marked fall in the proportion saying they had seeing an increase in rental property coming onto the market because it could not be sold. Page 52

The increases seen in the second half of 2012 partially reversed that decline but the results from the first quarter of 2013 returned to the downward trend which continued during the rest of 2013 and into 2014. The results from this quarter have taken the figure to its lowest level since this question was first asked almost 6 years ago. Page 53

Regional Analysis The three quarter moving average figures for the individual regions making up the UK show that the North West is the region with the largest proportion of respondents (25%) saying that they are seeing an increase in rental property coming onto the market because it cannot be sold with the Rest of London having the smallest proportion (4%). There is a tendency for a higher proportion of respondents to believe this to be the case the further away from London they are. Geographic Percent Seeing an Increase (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 10.4 12.2 11.9 9.3 Rest of London 15.8 12.6 8.6 4.2 Rest of South East 23.4 19.0 12.5 7.8 South West 25.0 25.3 25.5 20.8 Midlands 31.6 29.7 25.4 20.2 North West 52.8 37.9 26.4 25.3 North East 36.2 35.0 27.9 24.4 Scotland/Wales/NI 45.3 37.4 29.4 23.8 Base: All respondents (524) (643) (637) (697) Compared with three months ago, the three quarter moving average proportion of respondents saying there had been an increase in rental property coming onto the market because it could not be sold was down substantially in all regions, with the smallest reductions being in Central London and the North West. Page 54

4.12 For Which Types of property Are You Seeing an Increase in Rental Properties Coming Onto the Market Because They Cannot Be Sold? (Q.13) For those respondents who said they were seeing an increase in property coming onto the rental market because it could not be sold, the types of property which the highest proportions thought were increasingly coming onto the rental market because they could not be sold were semi-detached houses (64%) and detached houses (63%). These were followed by terraced houses (45%), purpose built flats/maisonettes (44%) and converted flats/maisonettes (25%) with studio flats, which respondents did not think were coming onto the rental market for this reason anything like as much as other property types, a long way behind (6%). Type of Percent of Respondents (%) Property Prime Rest Rest All London of SE of UK Regions Detached houses 37.5 80.0 63.0 62.5 Semi-detached houses 37.5 60.0 69.6 64.1 Terraced houses 37.5 40.0 47.8 45.3 Flats/maisonettes (conv) 37.5 10.0 26.1 25.0 Flats/maisonettes (PB) 50.0 40.0 43.5 43.8 Studio flats 12.5 10.0 4.3 6.3 Base: All seeing increase (8) (10) (46) (64) There are some big differences in responses to this question as between offices managing properties in Prime Central London and those in the rest of the country with respondents from offices managing properties in Prime Central London being much less likely to think there has been an increase in all types of houses coming onto the rental market because they cannot be sold and more likely to think there has been an increase in all kinds of flats doing so. Type of Percent of Respondents (%) Property Q3.13 Q4.13 Q1.14 Q2.14 Detached houses 72.3 67.8 56.1 62.5 Semi-detached houses 69.6 60.2 63.4 64.1 Terraced houses 50.9 46.6 41.5 45.3 Flats/maisonettes (conv) 29.5 29.7 35.4 25.0 Flats/maisonettes (PB) 49.1 41.5 35.4 43.8 Studio flats 16.1 15.3 6.1 6.3 Base: All seeing increase (112) (118) (82) (64) Compared with the last survey in the first quarter of 2014, with one exception, more respondents said they thought there had been an increase in all types of property coming onto the market because they could not be sold. The largest increases were for purpose built flats (up from 35% to 44%) and detached houses (up from 56% to 63%). The only Page 55

property type to see a decrease in respondents saying they were increasingly coming onto the market because they could not be sold were converted flats (down from 35% to 25%). Page 56

Regional Analysis It should be noted that the number of respondents within individual regions saying that they thought there had been an increase in properties coming onto the rental market because they could not be sold is very small and the results from this question should, therefore, be treated with a high degree of caution. Nevertheless, with regard to regional differences in the types of property which respondents are increasingly seeing coming onto the rental market because they cannot be sold, Central London tends to show the lowest proportions of respondents saying this is the case for houses of all types and the highest proportions of respondents saying it is the case for all kinds of flats. Type of Property Percent of Respondents (%) Region CL RoL SE SW Mid NW NE S/W/NI Detached 25.0 100.0 87.5 50.0 90.9 54.5 62.5 50.0 Semi-detached 25.0 50.0 75.0 33.3 90.9 63.6 100.0 50.0 Terraced 25.0 50.0 50.0 50.0 54.5 36.4 62.5 40.0 Flat/maisonette (conv.) 37.5-12.5 33.3 36.4 9.1 37.5 20.0 Flat/maisonette PB) 75.0-25.0 50.0 45.5 18.2 37.5 70.0 Studio flat 25.0 - - 16.7 - - 12.5 - Base: All seeing increase (8) (2) (8) (6) (11) (11) (8) (10) With regard to individual property types, detached houses are most likely to be seen to be increasingly coming onto the rental market by respondents in the Rest of London (100%), the Midlands (91%) and the South East (88%), semi-detached houses by respondents in the North East (100%), the Midlands (91%) and the South East (75%) and terraced houses in the North East (63%) and the Midlands (55%). Houses of all types are least likely to be seen to be increasingly coming onto the rental market because they cannot be sold in Central London (25% in all cases). When it comes to flats, all types are most likely to be seen to be increasingly coming onto the market by respondents in Central London (75% for purpose built flats, 38% for converted flats and 25% for studio flats). The region where flats are least likely to be seen to be increasingly coming onto the market because they cannot be sold are, in the case of conversions and purpose built flats, the Rest of London (none in both cases). In the case of studio flats, the regions where they are least likely to be seen to be increasingly coming onto the market because they cannot be sold are the Rest of London, the South East, the Midlands and the North West where, in all cases, no respondents thought they were increasingly coming onto the market because they could not be sold. Page 57

4.13 How Has the Number Tenants Struggling to Meet Rental Payments Changed Over the Last 6 Months? (Q.14) One in six ARLA members offices (16%) said that the number of tenants struggling to meet rental payments had increased in the last six months but one in ten (10%) said it had decreased with the majority, amounting to almost two thirds (66%) saying it had stayed the same. Percent of Respondents (%) Response Prime Rest Rest All London of SE of UK Regions Increased 16.5 14.2 17.7 16.2 Stayed the same 61.4 69.5 66.2 66.3 Decreased 8.9 11.0 10.6 10.3 Don't know 9.5 4.1 4.1 5.3 Not stated 3.8 1.2 1.4 1.9 Base: All respondents (158) (246) (293) (697) There was not much difference on this question between each of the broad geographic areas but respondents from offices which manage properties in Prime Central London were least likely to say they had seen a decrease in the number of tenants struggling to meet rental payments (9%, compared with 11% for the Rest of the South East and the Rest of the UK). Most likely to think there had been an increase in the number of tenants struggling to meet rental payments in the last 6 months were respondents in the Rest of the UK (18% compared with 17% for Prime Central London and 14% for the Rest of the South East. Page 58

Regional Analysis The single quarter figures for individual regions show that, with the exception of the Rest of London, there is a tendency for the proportion saying they have seen an increase in the last 6 months in the number of tenants struggling to meet rental payments to be higher the further away from London the region is, with the figure rising from a low of 9% in Central London to a high of 23% in the North West. The Rest of London, however, recorded the highest figure at 24%. Percent Who Have Seen an Increase in Tenants Geographic Struggling to Meet Rental Payments (%) Region (single quarter figures) Q2.14 Central London 8.5 Rest of London 24.4 Rest of South East 14.1 South West 15.1 Midlands 13.9 North West 23.9 North East 22.9 Scotland/Wales/NI 18.3 Base: All respondents (637) Page 59

4.14 What Percentage of Your Tenants Do You Estimate Are Currently in Arrears? (Q.15) For the vast majority of respondents (83%), the proportion of their tenants who are currently in arrears is quite low at less than 5%. However, for one in eight (12%), the figure is between 5% and 15% with all the remaining respondents saying it is between 15% and 50%. No respondents at all said that they had more than 50% of their tenants currently in arrears. Simple analysis of these figures reveals that the average proportion of respondents tenant who are currently in arrears is 4.1%. Percent of Respondents (%) Response Prime Rest Rest All London of SE of UK Regions Less than 5% 90.5 80.1 81.6 83.1 Between 5% and 15% 5.7 14.6 13.7 12.2 Between 15% and 25% 0.6 3.3 3.4 2.7 Between 25% and 50% 1.3 0.4-0.4 Between 50% and 75% - - - - More than 75% - - - - Not stated 1.9 1.6 1.4 1.6 Base: All respondents (158) (246) (293) (697) There was some difference on this question between each of the broad geographic areas with respondents from offices which manage properties in Prime Central London being least likely to have tenants in arrears (an average of 3.5% of tenants) and those in the Rest of the South East being most likely to (an average of 4.3% of tenants). For those in the Rest of the UK, the figure falls between these two (an average of 4.1% of tenants). Page 60

Regional Analysis The average proportions of tenants who are currently in arrears within individual regions shows little correlation with where the region is located within the UK, with the figure rising from a low of 2.9% in Central London to a high of 5.3% in the North West. Average Percentage of Tenants Geographic Currently in Arrears (%) Region (single quarter figures) Q2.14 Central London 2.9 Rest of London 4.6 Rest of South East 4.3 South West 3.6 Midlands 4.3 North West 5.3 North East 5.0 Scotland/Wales/NI 3.3 Base: All respondents (637) Page 61

4.15 Are You Aware of an Increase in Tenants Asking Lenders for References on Potential Landlords to Ensure They Are Financially Viable? (Q.16) One in fifteen ARLA members offices (7%) said that they were aware of an increase in tenants asking lenders for references on potential landlords to ensure they were financially viable but the vast majority (91%) said they were not aware of any such increase. Percent of Respondents (%) Response Prime Rest Rest All London of SE of UK Regions Yes 7.0 4.9 7.8 6.6 No 89.2 92.7 90.1 90.8 Not stated 3.8 2.4 2.0 2.6 Base: All respondents (158) (246) (293) (697) There was some difference between the broad geographic areas on this question with respondents in the Rest of the UK being the most likely to say they had seen an increase in tenants asking lenders for references on potential landlords (8% compared with 7% for Prime Central London and 5% for the Rest of the South East). Response Percent of Respondents (%) Q3.13 Q4.13 Q1.14 Q2.14 Yes 9.7 9.8 9.1 6.6 No 88.7 89.4 90.4 90.8 2.6 Not stated 1.5 0.8 0.5 2.6 Base: All respondents (524) (643) (637) (697) Compared with the last survey, there has been some change in the proportion saying they are aware of an increase in tenants asking lenders for references on potential landlords with the figure falling from 9% to 7%. As the chart below shows, despite the fluctuations, the figure was fairly stable until the beginning of this year but it is now declining. Page 62

Regional Analysis There was quite a lot of variation between regions on this question with the north of the country having the highest proportions saying they have seen an increase in tenants asking for references on landlords. The region with the highest three quarter moving average proportion of respondents saying they were aware of an increase in tenants asking for references on landlords was the North East (14%) whilst the region with the lowest proportion was the Midlands (7%). The other regions varied between these two extremes. Percent Aware of Increase in Tenants Geographic Asking for References on Landlords (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 7.4 6.5 7.8 8.4 Rest of London 10.2 11.9 11.7 8.8 Rest of South East 6.6 8.2 8.5 7.1 South West 8.5 8.9 9.9 9.5 Midlands 11.6 8.1 6.4 6.5 North West 18.5 14.7 15.8 12.8 North East 10.9 11.9 14.8 13.9 Scotland/Wales/NI 14.9 13.1 9.8 8.3 Base: All respondents (524) (643) (637) (697) Compared with the results from the survey in the first quarter of 2014, all but two regions saw an increase in the three quarter moving average proportion saying they were aware of a decrease in tenants asking for references on landlords. The regions with the biggest decreases were the Rest of London (down from 12% to 9%) and the North West (down from 16% to 13%). The two exceptions were Central London and the Midlands, both of which saw small increases in the three quarter moving average proportion saying they were aware of an increase in tenants asking for references on landlords. Page 63

4.16 Have You Seen an Increase in Tenants Haggling With Landlords Over Rents in the Last 6 Months? (Q.17) A third of ARLA members offices (33%) said that they had seen an increase in tenants haggling with landlords over rents in the last six months but nearly twice as many (65%) said they had not. Percent of Respondents (%) Response Prime Rest Rest All London of SE of UK Regions Yes 46.2 25.2 32.8 33.1 No 51.3 72.4 65.9 64.8 Not stated 2.5 2.4 1.4 2.0 Base: All respondents (158) (246) (293) (697) Those managing properties in Prime Central London were much more likely than those elsewhere in the country to have seen an increase in tenants haggling with landlords over the rent (46%, compared with 25% of those in the Rest of the South East and 33% of those in the Rest of the UK). Response Percent of Respondents (%) Q3.13 Q4.13 Q1.14 Q2.14 Yes 44.8 47.7 43.8 33.1 No 54.0 51.2 55.9 64.8 Not stated 1.1 1.1 0.3 2.0 Base: All respondents (524) (643) (637) (697) Compared with the last survey, there has been another fall in the proportion of respondents saying they have seen an increase in tenants haggling with landlords over rents in the last six months, with the figure falling more sharply this time, from 44% to 33%. Page 64

Regional Analysis The region with the highest three quarter moving average proportion of respondents saying they had seen an increase in tenants haggling with landlords over rents in the preceding six months was Central London (66%) and the region with the lowest proportion was the Midlands (32%). The other regions varied between these two extremes. Percent Who Have Seen an Increase in Tenants Geographic Haggling With Landlords Over Rents (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 63.1 62.7 67.3 65.8 Rest of London 51.3 54.6 50.2 41.0 Rest of South East 41.6 41.2 38.7 34.1 South West 56.9 53.9 51.7 45.3 Midlands 41.0 36.6 32.2 31.7 North West 50.4 47.0 39.9 41.5 North East 36.5 34.9 39.2 40.0 Scotland/Wales/NI 43.2 40.0 38.4 33.8 Base: All respondents (524) (643) (637) (697) Compared with the three quarter moving average figures from the last survey, all the regions in the south of the country had lower proportions this quarter and those in the north had higher proportions although Scotland, Wales & Northern Ireland had a lower proportion this quarter. The region with the biggest decrease was the Rest of London (down from 50% to 41%) followed by the South West (down from 52% to 45%). Page 65

4.17 What Proportion of Potential/Existing Landlord & Tenant Clients Ask If You Are Licensed? (Q.18) Landlords Almost a quarter of ARLA members offices (24%) said that at least some of their potential and existing landlord clients ask them if they are licensed with nearly one in sixteen (6%) saying that all or most of them do. However, a higher proportion, amounting to nearly four out of ten (38%), said that hardly any of theirs do and a similar proportion (36%) said that none of theirs do. Percent of Respondents (%) Proportion Prime Rest Rest All London of SE of UK Regions All 1.3 1.2 0.7 1.0 Most 7.6 4.5 3.8 4.9 Some 16.5 21.5 16.7 18.4 Hardly any 39.2 39.8 35.5 37.9 None 32.9 31.7 41.3 36.0 Not stated 2.5 1.2 2.0 1.9 Base: All respondents (158) (246) (293) (697) There was some difference between the broad geographic areas on this question with those in the Rest of the UK being least likely to say that at least some of their landlord clients ask them if they are licensed (21%, compared with 25% for those managing properties in Prime Central London and 27% those in the Rest of the South East). Tenants When it comes to their potential or existing tenant clients, fewer respondents said that any of theirs asked them if they were licensed with less than one in eight (12%) saying at least some of their potential and existing tenant clients ask them if they are licensed and just 2% saying that most or all of them do. Conversely, half (50%) said that none of theirs do and more than a third (35%) said that hardly any of theirs do. Percent of Respondents (%) Proportion Prime Rest Rest All London of SE of UK Regions All 1.3 0.8-0.6 Most 2.5 1.2-1.0 Some 13.9 10.2 8.9 10.5 Hardly any 38.0 41.5 28.0 35.0 None 40.5 44.3 60.1 50.1 Not stated 3.8 2.0 3.1 2.9 Base: All respondents (158) (246) (293) (697) Page 66

There was considerable difference between the broad geographic areas on this question with more respondents from offices managing properties in Prime Central London saying that at least some of their potential and existing tenant clients ask them if they are licensed (18% compared with 12% for those in the Rest of the South East and 9% for those in the Rest of the UK). Summary It would appear that relatively few ARLA members offices potential and existing landlord and tenant clients ask them if they are licensed and whilst some clearly do ask this question, for the majority of respondents it comes up only rarely, if at all. Looking at differences between landlords and tenants, it seems that landlord clients are more likely to ask the question with 24% of respondents saying at least some of them do compared with only half as many (12%) saying that at least some of their tenant clients ask them this question. Proportion Percent of Respondents (%) Landlords Tenants All 1.0 0.6 Most 4.9 1.0 Some 18.4 10.5 Hardly any 37.9 35.0 None 36.0 50.1 Not stated 1.9 2.9 Base: All respondents (697) Compared with three months ago, as can be seen from the table and chart below showing the average for both landlords and tenants, there has been Page 67

a change in the proportion saying that at least some of their clients ask them if they are licensed with the figure falling from 21% to 18%. Proportion Average For Landlords & Tenants (%) Q3.13 Q4.13 Q1.14 Q2.14 All 0.4 0.5 0.8 0.8 Most 3.4 3.2 4.2 2.9 Some 16.6 16.2 15.8 14.4 Hardly any 34.0 36.4 34.9 36.4 None 44.2 42.8 44.0 43.0 Not stated 1.4 0.9 0.4 2.4 Base: All respondents (524) (643) (637) (697) Page 68

Regional Analysis The region with the highest three quarter moving average proportion of respondents saying that at least some of their potential or existing landlord clients ask them if they are licensed was the North East (28%) and the region with the lowest three quarter moving average proportion was the Midlands (23%). The other regions varied between these two extremes. With regard to potential or existing tenant clients, far fewer respondents said that at least some of theirs ask the question with the highest three quarter moving average proportion being in Central London (18%) and the lowest in the Midlands (9%). Geographic Region Percent of Respondents Saying At Least Some Clients(%) (three quarter moving average) Landlords Tenants Central London 26.8 17.9 Rest of London 25.2 17.1 Rest of South East 26.9 13.1 South West 27.2 11.8 Midlands 22.7 9.0 North West 23.4 13.2 North East 28.4 11.3 Scotland/Wales/NI 23.4 10.4 Base: All Respondents (697) With regard to differences between the three quarter moving average proportion of landlords asking if respondents are licensed and the three quarter moving average proportion of tenants doing so, the region with the largest difference was the North East (28% of landlords and 11% of tenants). The region with the smallest difference was the Rest of London (25% of landlords and 17% of tenants). Compared with three months ago, looking at the three quarter moving average for both landlords and tenants combined, all regions had a lower proportion saying this was the case this quarter. Page 69

The region showing the largest decrease was the South West (down from 22% to 20%) and the region showing the smallest decrease was Central London (down from 22.4% to 22.3%). Geographic Percent of Respondents Saying Region At Least Some Clients (%) (3Q moving average for Landlords & Tenants) Q3.13 Q4.13 Q1.14 Q2.14 Central London 18.5 18.5 22.4 22.3 Rest of London 24.5 23.2 22.0 21.2 Rest of South East 20.9 21.2 20.5 20.0 South West 15.4 19.1 21.7 19.5 Midlands 15.0 13.5 16.2 15.9 North West 17.3 16.7 19.1 18.3 North East 24.1 26.2 21.1 19.9 Scotland/Wales/NI 24.7 20.8 17.8 16.9 Base: All respondents (524) (643) (637) (697) Page 70

4.18 Have You Seen an Increase in the Last 12 Months in the Proportion of Potential/Existing Landlord and Tenant Clients Asking if You Are Licensed? (Q.19) Only one in twenty ARLA members offices (5%) said that they had seen an increase in the last twelve months in the proportion of landlord and tenant clients asking them if they are licensed with the vast majority (84%) saying they had not. Percent of Respondents (%) Response Prime Rest Rest All London of SE of UK Regions Yes 9.5 5.3 3.1 5.3 No 77.8 85.4 85.7 83.8 Don't know/not sure 9.5 7.3 8.9 8.5 Not stated 3.2 2.0 2.4 2.4 Base: All respondents (158) (246) (293) (697) There was some difference between the broad geographic areas on this question with those managing properties in Prime Central London being the most likely to say they had seen an increase (10% compared with 5% for those in the Rest of the South East and 3% for those in the Rest of the UK). Compared with three months ago, there has been an increase in the proportion of respondents saying they have seen an increase in landlords and tenants asking if they are licensed with the figure rising from 4.7% to 5.3%, the first increase for a year. Response Percent of Respondents (%) Q3.13 Q4.13 Q1.14 Q2.14 Yes 8.0 6.1 4.7 5.3 No 79.0 88.4 80.5 83.8 Don't know/not sure 8.6 3.5 11.0 8.5 Not stated 4.4 1.9 3.8 2.4 Base: All respondents (524) (643) (637) (697) Page 71

Regional Analysis Looking at differences between individual regions on this question, the regions with the highest three quarter moving average proportion saying they had seen an increase in the last 12 months in landlords and tenants asking if they are licensed were the Rest of London (9.5%) followed by Central London (6.1%), the North West (5.5%) and the Rest of the South East (5.2%) whilst the region having the lowest three quarter moving average proportion was the Midlands (2.3%). Geographic Percent Who Have Seen an Increase in Landlords/ Region Tenants Asking if They Are Licensed (%) (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 7.0 5.6 5.6 6.1 Rest of London 11.5 12.2 10.3 9.5 Rest of South East 10.6 9.1 6.2 5.2 South West 8.0 6.0 5.1 3.2 Midlands 6.7 5.3 3.6 2.3 North West 8.2 5.0 3.6 5.5 North East 11.2 11.7 6.5 3.7 Scotland/Wales/NI 14.0 11.5 5.8 3.2 Base: All respondents (524) (643) (637) (697) Compared with three months ago, Central London and the North West had increased proportions of respondents saying they had seen an increase in the last 12 months in landlords and tenants asking if they were licensed with all the other regions having lower proportions this time. The North West was the region with the largest increase (up from 3.6% to 5.5%). The regions with the largest decreases were the North East (down from 6.5% to 3.7%) and Scotland, Wales & Northern Ireland (down from 5.8% to 3.2%). Page 72

4.19 How many prospective tenants do you, on average, show around a property before it is let? (Q.20) The vast majority of respondents (93%) said that, on average, they show no more than 10 prospective tenants around a property before it is let, leaving just one in twenty (5%) who said they showed more than 10 prospective tenants around before letting a property. Simple analysis of these figures reveals that the overall average number of prospective tenants shown around a property before it is let is 4.9. Percent of Respondents (%) Number of Prime Rest Rest All Prospective Tenants London of SE of UK Regions Up to 5 38.6 65.9 68.9 61.0 6 to 10 41.8 30.1 27.6 31.7 11 to 15 14.6 2.4 1.7 4.9 16 to 20 1.3 - - 0.3 More than 20 1.3 - - 0.3 Not stated 2.5 1.6 1.7 1.9 Base: All respondents (158) (246) (293) (697) There was some difference between the broad geographic areas on this question with those managing properties in Prime Central London having the highest proportion saying that they show more than 10 tenants around before a property is let (17% compared with 2% for both the Rest of the South East and the Rest of the UK). The average numbers of tenants shown around for each geographic area is 6.9 for Prime Central London, 4.4 for the Rest of the South East and 4.2 for the Rest of the UK. Page 73

Regional Analysis Looking at differences between individual regions on this question, the regions with the highest average numbers of prospective tenants being shown around a property before it is let are Central London (8.1) followed by the Rest of London (5.6). All the other regions had similar averages, ranging from 4.0 to 4.5 prospective tenants. Geographic Region Average Number of Prospective Tenants Shown Around Before Property Is Let (single quarter figures) Q2.14 Central London 8.1 Rest of London 5.6 Rest of South East 4.2 South West 4.3 Midlands 4.5 North West 4.2 North East 4.1 Scotland/Wales/NI 4.0 Base: All respondents (697) Page 74

4.20 What is the Most Sought-After Feature of Rental Properties in Your Area? (Q.21) Nearly two thirds of ARLA members offices (65%) said that location/amenities was the most sought-after feature of rental properties in their area. None of the other features even came close to this but of the other features, those considered to be the most sought-after by the highest proportions of respondents were transport links (14%) and offstreet parking (10%). Percent of Respondents (%) Feature Prime Rest Rest All London of SE of UK Regions Location/amenities 56.3 61.8 73.4 65.4 Off-street parking 3.2 13.0 11.6 10.2 Period features 1.3 0.4 1.7 1.1 Open plan living 3.2 0.8 0.7 1.3 Transport links 29.1 17.1 4.1 14.3 None of the above 4.4 5.3 7.2 5.9 Not stated 2.5 1.6 1.4 1.7 Base: All respondents (158) (246) (293) (697) There were differences between the broad geographic areas on this question with those managing properties in Prime Central London being the least likely to say that location/amenities was the most sough-after feature (56% compared with 62% for the Rest of the South East and 73% for the Rest of the UK). On the other hand, transport links were considered the most sough-after feature by many more respondents managing properties in Prime Central London (29% compared with 17% for the Rest of the South East and just 4% for the Rest of the UK. Also, off-street parking was considered the most sough-after feature by far more respondents in the Rest of the South East and the Rest of the UK than those managing properties in Prime Central London (13% for the Rest of the South East and 12% for the Rest of the UK, compared with just 3% for Prime Central London. Very few respondents from any of the broad geographical areas considered period features or open plan living to be the most sough-after feature of rental properties in their area Page 75

Regional Analysis Looking at differences between individual regions on this question, the region with the highest proportion saying that location/amenities was the most sough-after feature of rental properties in their area was Scotland, Wales & Northern Ireland (82%) and the region with the lowest proportion was the Rest of London (49%). There appears to be a fairly clear tendency for the proportion of respondents considering location/amenities to be the most sought-after feature to increase as one moves further away from London. Geographic Percent Saying Location/Amenities Region is the Most Sought-After Factor (%) (single quarter figures) Q2.14 Central London 58.5 Rest of London 48.9 Rest of South East 64.5 South West 68.5 Midlands 73.4 North West 71.7 North East 71.4 Scotland/Wales/NI 81.7 Base: All respondents (697) Page 76

4.21 How Are Landlords Currently Acting Over Their NET Investment in Residential Property (Q.22) More than a third of ARLA members offices (35%) think that residential landlords are currently increasing their net investment in residential property by buying more properties. However, more than a quarter (27%) think landlords are currently decreasing their net investment by selling properties whilst more than a third (36%) think that landlords are currently marking time with regard to their net investment in residential property. How Landlords Percent of Respondents (%) Are Currently Prime Rest Rest All Acting London of SE of UK Regions Buying 39.9 34.6 32.1 34.7 Marking time 31.0 36.6 38.2 36.0 Selling 25.9 27.6 25.9 26.5 Not stated 3.2 1.2 3.8 2.7 Base: All respondents (158) (246) (293) (697) Looking at the broad geographic areas, those managing properties in Prime Central London are the most likely to believe that landlords are increasing their net investment by buying properties (40% compared with 35% of those in the Rest of the South East and 32% of those in the Rest of the UK). Those in the Rest of the South East are more likely than their counterparts elsewhere to think landlords are currently decreasing their net investment (28% compared with 26% both for those managing properties in Prime Central London and for those in the Rest of the UK). Compared with the last survey, the proportion saying that landlords are now buying properties has fallen quite sharply, from 42% to 35%, whilst the proportion saying they are now selling properties has risen equally sharply, from 20% to 27%. These changes suggest that buying activity Page 77

amongst landlords has decreased during the last three months and that selling activity has increased. How Currently Percent of Respondents (%) Acting Q3.13 Q4.13 Q1.14 Q2.14 Buying 37.0 42.9 41.8 34.7 Marking time 44.1 40.9 36.1 36.0 Selling 15.8 14.9 19.9 26.5 Not stated 3.1 1.2 2.2 2.7 Base: All respondents (524) (643) (637) (697) As the graph below shows, during the autumn of 2005, the relationship between the proportion believing that landlords are buying properties and the proportion believing they are selling properties reversed. However, in the second quarter of 2007, this reversed again with a higher proportion of respondents saying landlords were selling properties than said they were buying properties. At the beginning of 2009, the relationship between these figures reversed again and the changed relationship was maintained for the rest of 2009. However, the results from the first quarter 2010 survey closed the gap and whilst the results from the following survey saw the proportion selling outstripping the proportion buying by quite a large margin, the results from the last two surveys of 2010 moved the situation back to a more balanced picture which continued with the results from the first half of 2011. The results from the second half of 2011 and early 2012, however, saw a significant gap open up between buyers and sellers. This was the first time in two years that the proportion saying landlords were increasing their net investment by buying had exceeded the proportion saying landlords were decreasing their net investment by selling to such a marked degree. In the second quarter of 2012 the gap closed again only to reopen with the results from the third quarter and to widen even more with the results from the fourth quarter. Page 78

The dramatic results from the second quarter of 2013 pushed the proportion saying landlords are currently increasing the size of their portfolios by buying property to its highest ever level and the gap between those saying landlords are buying and those saying landlords are selling reached it s widest expanse. The decline seen in the third quarter of 2013 in the proportion saying landlords are currently expanding their portfolios by buying properties was small and the large increase seen in the fourth quarter more than reversed that fall, again taking the figure to an all time record level. Against this backdrop, over the last two quarters, the gap has closed and is now at its lowest for two years with the proportions of respondents saying that landlords are buying and selling getting very close to each other. Page 79

Regional Analysis There was a wide variation in the three quarter moving average figures for the different regions on this question with the regions showing the greatest margin of respondents saying landlords are increasing their net investment by buying over those saying they are decreasing their net investment by selling being the Midlands (41% for buying compared with 16% for selling) and the Rest of London (44% for buying compared with 21% for selling). The regions showing the smallest difference were the South West (30% for buying compared with 22% for selling) and Scotland, Wales & Northern Ireland (31% for buying compared with 20% for selling). Geographic Percent of Respondents Q2.14 (%) Region (three quarter moving average) Buying Selling Central London 42.7 22.0 Rest of London 43.8 20.5 Rest of South East 42.7 21.4 South West 30.4 21.8 Midlands 40.7 16.3 North West 40.6 20.9 North East 36.1 14.7 Scotland/Wales/NI 30.8 19.9 Base: All respondents (697) Compared with three months ago, three regions saw an increase in the three quarter moving average proportion of respondents saying that they thought landlords were increasing their net investment by buying properties (Central London, the Midlands and the North West), four saw a decrease (the Rest of the South East, the South West, the North East and Scotland, Wales & Northern Ireland) with the final region (the Rest of London) showing no change. However, all these changes were quite small. Page 80

Percent Saying Landlords Geographic Are Currently Buying (%) Region (three quarter moving average) Q3.13 Q4.13 Q1.14 Q2.14 Central London 35.3 42.5 40.5 42.7 Rest of London 38.8 41.4 43.8 43.8 Rest of South East 37.6 43.9 44.1 42.7 South West 29.6 31.8 33.2 30.4 Midlands 33.9 38.0 40.2 40.7 North West 31.9 36.9 38.9 40.6 North East 38.8 42.9 38.0 36.1 Scotland/Wales/NI 30.5 29.8 35.4 30.8 Base: All respondents (524) (643) (637) (697) Page 81