I'm with you on this. We have a little house in Wales. I've always felt the letting agent has been screwing us by insisting that rents haven't been rising for the 20 years we've owned it. New agent has just told us it's well below market value. We've probably missed out on about 10k in rent over many years. But then, we've had a very solid tenant so no vacant period in 12 years, which is worthwhile. Trouble is, we want to sell, and they're not going to move out while they're getting rent £200+ below market value. So now the rent is going up. I just feel a little bit bad that because our agent lied to us for years, it's going to be more unpleasant than little annual increments would have been. But there are a lot of new costs coming on stream for landlords and it's getting to the stage where we're almost paying them to stay there! And this year we might yet make a loss. Since rates went up, banks now offer better returns.