Third of landlords not raising rents despite Renters’ Rights Act
A recent survey reveals that 32% of landlords plan to keep rents unchanged despite the Renters’ Rights Act coming into force in May 2026. Many landlords remain cautious about rent increases amid evolving regulations.
A Deposit Protection Service (DPS) survey conducted in May 2026, shortly after the Renters’ Rights Act commenced, found that nearly a third of landlords intend to maintain current rent levels rather than raise them. The survey included over 1,000 landlords and tenants, with results published in late September 2026.
While 19% of landlords reported they automatically increase rents annually, the majority appear to be adopting a ‘wait and see’ approach as the new legal framework settles. The DPS spokesperson noted landlords are considering the rent increase mechanisms introduced by the Act but many are cautious due to uncertainty about enforcement and tenant responses.
Survey findings on landlord rent strategies post-reform
The DPS survey provides insight into landlord behaviour following the introduction of the Renters’ Rights Act, which brought significant changes to tenancy law and rent regulation. The Act aims to balance tenant protections with landlord rights, including clearer rules on when and how rents can be increased.
According to the survey, 32% of landlords plan to leave rents unchanged for the foreseeable future. This contrasts with the 19% who said they automatically raise rents each year, reflecting a split in landlord strategies. The remaining landlords either plan to raise rents selectively or are undecided.
The DPS spokesperson commented that many landlords are managing increased costs such as mortgage payments and maintenance, and are looking to use the Act’s specified rent increase procedures. However, there is evident caution, with landlords monitoring tenant reactions and market conditions before making changes.
Context of the Renters’ Rights Act and its impact on rent setting
The Renters’ Rights Act, which came into force on 1 May 2026, introduced new tenancy protections and formalised rent increase processes. It requires landlords to follow strict notice periods and justification for rent rises, aiming to prevent arbitrary or excessive increases.
This legislation forms part of a broader government effort to improve tenant security and affordability in the private rented sector. It also imposes additional compliance responsibilities on landlords, including clearer communication and documentation when proposing rent changes.
For landlords, this means rent increases must be carefully considered and justified within the legal framework. The Act’s mechanisms include provisions for tenants to challenge unreasonable rent rises, potentially leading to disputes or delays.
Practical implications for landlords and letting agents
For landlords managing small portfolios, the survey results highlight the importance of strategic rent setting under the new legal regime. Those who have traditionally increased rents annually may need to review their approach to ensure compliance with the Act’s requirements.
Letting agents advising landlords should emphasise clear communication with tenants about rent changes, adherence to notice periods, and documentation of reasons for increases. Maintaining good tenant relations is crucial as tenants are now better equipped to question rent rises.
Landlords facing increased operational costs might find the Act’s specified rent increase mechanisms useful but should weigh the risks of tenant pushback or longer void periods. The decision to keep rents stable could be a tactical choice to retain tenants and reduce turnover.
Uncertainties and what landlords should watch
While the survey shows a significant portion of landlords holding off on rent increases, the longer-term effects of the Renters’ Rights Act remain uncertain. Factors such as inflation, mortgage rate changes, and local market conditions will influence future rent decisions.
Enforcement of the Act’s provisions and tenant challenges to rent rises will shape landlord behaviour. The extent to which tenants exercise their new rights and the outcomes of any disputes will be important to monitor.
Landlords should stay informed on official guidance and case law developments to understand how the Act is applied in practice. Flexibility and preparedness to adapt rent strategies will be necessary as the sector adjusts to the new regulatory environment.
What landlords should consider now
Landlords should review their rent increase policies in light of the Renters’ Rights Act. This includes ensuring all rent change notices comply with legal requirements and are supported by appropriate documentation.
It is advisable to maintain detailed records of tenant communications and any cost pressures justifying rent rises. Landlords should also assess local market rents and tenant demand to make informed decisions about rent levels.
Engaging with tenants transparently about rent intentions can help manage expectations and reduce disputes. Letting agents should support landlords by providing up-to-date compliance advice and assisting with rent review processes.
Supporting landlords through regulatory changes with TLA
The Landlord Association (TLA) offers members access to compliance resources and practical guidance tailored to the Renters’ Rights Act and rent setting obligations. TLA’s developing property management platform, ORBIT, currently in BETA testing, aims to help landlords and agents organise rental documentation, record rent increase notices, and monitor compliance activities efficiently.
Membership provides landlords with tools to keep accurate records of rent communications and legal notices, which are essential under the new legislation. ORBIT’s AI assistant feature, also in testing, can support landlords in preparing compliant rent increase documentation and tracking key dates.
Exploring TLA membership can help landlords and letting agents stay updated on regulatory developments and access expert advice to manage rent changes effectively and lawfully.
Looking ahead, landlords will need to balance cost pressures with tenant retention strategies, using the Renters’ Rights Act framework to guide rent decisions carefully. Ongoing vigilance and adaptability will be key as the private rented sector evolves under these reforms.
Sources: Landlord Today
TLA - The Landlord Association