The Regulator of Social Housing (RSH) has published the Rent Standard 2026, setting out the framework for rent policy applicable to social landlords from 1 April 2026. This update follows the government’s revised policy statement on rents for social housing, published on 28 January 2026, which directs the regulator to implement a rent standard aligned with a 10-year rent settlement.

Overview of the Rent Standard 2026

The Rent Standard 2026 applies to all social landlords, including private registered providers and local authorities. From 1 April 2026, these landlords must comply with the requirements and expectations detailed in both the Rent Standard and the government’s policy statement.

Under the new standard, social landlords will generally be permitted to increase rents on social rent and affordable rent homes by up to the Consumer Prices Index (CPI) plus 1% annually. This approach aims to provide a predictable and sustainable framework for rent adjustments over the coming decade.

Additional Rent Increases for Below-Formula Rent Homes

For social rent homes currently let below the ‘formula rent’ level—a government-calculated benchmark that considers property value, size, and local income—landlords may apply further rent increases beyond the CPI plus 1% limit. From 1 April 2027, these rents can rise by up to an additional £1 per week, increasing to up to £2 per week from 1 April 2028, until the formula rent is reached. This phased approach is designed to gradually align rents with the formula rent while avoiding sudden large increases.

Implications for Social Landlords

The Rent Standard 2026 offers clarity and certainty for social landlords, enabling them to plan investment in existing housing stock and future developments with greater confidence. Fiona MacGregor, Chief Executive of RSH, stated: “We are pleased to be able to finalise our rent standard based on the direction from the government. This will bring more certainty to the sector, so landlords can plan for their investment in the quality of existing homes and more homes for the future.”

By adhering to these rent increase parameters, social landlords can ensure compliance with regulatory expectations while maintaining financial viability and supporting the delivery of affordable housing.

Context and Regulatory Role

The government’s policy statement and direction underpinning the Rent Standard 2026 are part of a broader strategy to manage social housing rents over a 10-year period. Social rents are calculated using a government-specified formula that accounts for property characteristics and local income levels, ensuring rents reflect relative value and affordability.

The Regulator of Social Housing’s role includes promoting a viable, efficient, and well-governed social housing sector capable of delivering more and better social homes. It achieves this by setting standards, conducting robust regulation, and taking appropriate action if landlords fail to meet required outcomes. This regulatory oversight supports landlords in maintaining financial health and delivering value for money to tenants and taxpayers alike.

What this means for landlords

For landlords managing social housing, the Rent Standard 2026 provides a clear framework for rent increases, balancing the need for sustainable income with affordability for tenants. The allowance to increase rents by CPI plus 1% each year offers predictability in financial planning, while the phased approach to raising rents on below-formula rent homes helps to gradually normalise rents without imposing sudden financial burdens on tenants.

Landlords should review their rent-setting policies to ensure compliance with the new standard from April 2026 and consider the implications for their investment strategies and tenant engagement. Maintaining transparency with tenants about rent changes and the rationale behind them will be important in managing expectations and fostering positive landlord-tenant relationships.

Source: Based on reporting from Regulator of Social Housing

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