Rents across England saw a slight decline in April 2026, just before the Renters’ Rights Act came into effect. This marks a shift in the rental market as landlords and agents adjust to new regulatory conditions.

Rents show early signs of cooling

The Goodlord Rental Index reported that the average rent for new tenancies in England fell to £1,205 in April, down 0.6% from £1,212 in March. While rents remain 1.7% higher than in April 2025, this represents the smallest annual increase since July 2025, when growth was 1.4%.

William Reeve, Goodlord’s chief executive, described the market as being in a “holding pattern,” noting that the early months of the year typically do not see rapid rent inflation. The recent dip, combined with limited price rises in the first quarter, suggests landlords are adopting a cautious stance ahead of the new legislation.

Impact of the Renters’ Rights Act

April 2026 was the final full month of rental data before the Renters’ Rights Act came into force in England. The Act introduces significant changes to landlord and tenant regulations, prompting stakeholders to anticipate its effects on the market.

Regional variations were notable in April. The North East experienced the sharpest monthly rent drop of 4.9%, with average rents falling from £820 to £780. The West Midlands and Yorkshire and the Humber both saw declines of 2.8%, while the South East recorded a 1.6% decrease. Conversely, London’s rents rose by 1.3%, and the East Midlands saw the largest increase at 2.7%, from £947 to £973.

Annual rent trends by region

Year-on-year rent inflation slowed considerably across many regions. In March, Yorkshire and the Humber, the North West, and the North East had recorded annual increases of 6.6%, 6.3%, and 5.9% respectively. By April, these figures had dropped to 2.5%, 2.8%, and -0.9% respectively, indicating a marked easing of rent growth.

Greater London recorded the highest annual increase in April, with rents up 4.8% compared to the previous year, followed by the East Midlands at 4%. Meanwhile, four regions—the North East, South West, West Midlands, and East of England—experienced annual falls in average rents. Overall, annual rent inflation in April was less than half the 4.5% recorded in April 2025 and below the 2.4% increase seen in March 2026.

Lengthening void periods

The average time properties remained vacant between tenancies increased from 22 days in March to 24 days in April. The East of England saw the most significant rise, with void periods extending from 16 to 25 days. London maintained the shortest turnaround, averaging 17 days, which is a week faster than the national average. Yorkshire and the Humber had the longest voids, with properties vacant for an average of 29 days.

What this means for landlords

The data indicates that landlords are entering a period of adjustment as the Renters’ Rights Act reshapes the rental landscape. The cooling of rent growth and lengthening voids suggest a more cautious market environment. Landlords may need to consider the implications of regulatory changes on rental pricing strategies and tenant demand.

With the sector potentially resetting on a more sustainable footing, there is uncertainty whether the new rules will stabilise the market or introduce further volatility. Landlords should monitor regional trends closely and prepare for evolving tenant expectations and compliance requirements.

Source: Based on reporting from Property118

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