Summary: The latest English Housing Survey reveals that most private tenancy endings before the Renters’ Rights Act reforms were tenant-initiated rather than landlord-led evictions. Rising rents and affordability pressures remain significant challenges, while landlord-led evictions, including Section 21 notices, were a minority of tenancy terminations.
The government’s own housing data has raised questions about the political case used to justify sweeping reform of the private rented sector.
Most tenants were not evicted
The latest English Housing Survey, covering the period before the Renters’ Rights Act tenancy changes came into force on 1 May 2026, serves as the official pre-Act benchmark for the sector.
Among private tenancies that ended in the previous year, 63% of renters reported they left because they wanted to move. Only 14% said their tenancy ended because the landlord or agent asked them to leave, while just 3% cited a landlord-imposed rent increase.
The figures highlight rising rents, affordability pressures, unresolved complaints, and barriers faced by some tenants. However, most tenancy endings were not landlord-led, and rent arrears remained relatively low. The sector’s greatest pressures were cost and supply rather than landlords’ use of Section 21 notices.
Landlord requests to leave
The survey, produced by the Ministry of Housing, Communities and Local Government, captures the sector before assured shorthold tenancies were replaced by the new assured periodic system and Section 21 was abolished.
Although the Act was promoted on the basis of abolishing Section 21 ‘no-fault’ evictions, the survey suggests landlord-led tenancy endings were a minority before the reforms took effect.
Among private renters whose tenancy had ended in the previous three years and who said they were asked to leave, 45% reported a Section 21 notice was used, 37% were asked to leave informally, and 19% through other methods. When asked why landlords wanted them to leave, 57% cited selling the property or personal use, with 38% giving other reasons.
Rent levels and affordability
Average private rents in London reached £393 per week in 2024-25, compared with £207 per week across the rest of England. Private renters spent an average of 34% of household income on rent when housing support was included, rising to 39% without support.
Only 2% of private renters were in current arrears, with another 3% having fallen behind at some point in the previous year. This combined 5% figure was stable compared to 2023-24 and well below the 8% recorded in 2019-20.
The survey also found that landlords of rented homes failing to meet the Decent Homes Standard faced a median cost equivalent to five months’ rent to bring properties up to standard. The average cost was estimated at £11,162, with a median of £4,598. Around 14% of affected households required repairs costing the equivalent of one month’s rent or less, while a third needed more than a year’s rent to meet the standard. The government plans require all landlords to meet the Decent Homes Standard by 2035.
Tenant satisfaction and complaints
Two-thirds of private renters (66%) were satisfied with their tenure, down from 70% five years earlier. Half of those who complained about their tenancy were unhappy with how their complaint was handled, and 94% of dissatisfied complainants did not pursue the matter further.
Over half a million private rented households (626,000) paid rent in advance in addition to a deposit, and 22% of private renters were asked to provide a guarantor before moving in. Nearly one in ten private renters reported being refused a property due to having pets, a practice now restricted by the Act to reasonable grounds only.
The private rented sector remained at 19% of households in England, approximately 4.7 million homes. However, the share of Londoners renting privately fell from 32% to 28% in one year.
Practical support for TLA members
With the evolving landscape of tenancy reforms and ongoing affordability challenges, landlords must stay informed and organised to manage their portfolios effectively. TLA membership offers access to practical compliance resources, guidance on tenancy changes, and support tailored to the private rented sector’s shifting requirements.
TLA is currently BETA testing ORBIT™, its new property management and compliance platform designed to help landlords and letting agents organise property information, manage key documents, and maintain compliance records in one place. This platform aims to assist members in adapting to new tenancy regulations and maintaining evidence of compliance activities.
Landlords interested in practical support can explore TLA membership and learn more about ORBIT™ BETA access to better prepare for ongoing regulatory changes.
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