A recent analysis suggests that a portion of landlords may have adjusted rental prices ahead of new rules introduced under the Renters’ Rights Act, raising questions about how the market is responding to tighter regulations.
Rent increases ahead of new rules
According to a lettings industry supplier, around a quarter of landlords increased rents in the period leading up to the legislation coming into force. The Act now limits rent rises to once per year, a change designed to provide tenants with greater predictability and protection against frequent price increases.
This has led to speculation that some landlords may have acted early, adjusting rents before the restrictions took effect in order to maintain flexibility over pricing.
What the data shows
The claim is based on research carried out by Inventory Base, which analysed data from the Office for National Statistics. The study compared average rental growth between the first quarter of 2026 and the same period in 2025, aiming to identify whether there had been a noticeable shift in pricing behaviour.
Between January and March 2026, average rents across England increased by 0.77%. This brought the typical monthly rent to £1,434. While this does indicate overall growth, the increase is relatively modest when viewed across the full market.
A mixed picture across regions
One of the more notable findings is that rent increases were not widespread. While some regions did see rises during the period, around three quarters recorded little or no significant change.
This uneven pattern is what underpins the conclusion that roughly 25% of landlords raised rents ahead of the new rules. Rather than a broad surge in prices, the data suggests a more targeted or selective response from certain parts of the market.
A measured response from landlords
Industry commentary indicates that the overall reaction from landlords has been more restrained than some had anticipated. There had been concerns that the introduction of stricter rules could trigger widespread rent increases in the short term, as landlords attempted to adjust pricing before losing flexibility.
However, the data suggests that most landlords did not make significant changes during this period. This may offer some reassurance to tenants who were expecting sharper or more immediate rises.
What the changes mean for tenants
For renters, the introduction of limits on how often rents can be increased is expected to bring greater stability over time. Knowing that rents can only be reviewed once per year could make it easier to plan finances and reduce uncertainty around sudden increases.
At the same time, the shift may change how rents are set at the beginning of a tenancy. With fewer opportunities to adjust pricing later, landlords may place more emphasis on setting what they believe to be the correct rent from the outset.
Longer-term impact on the rental market
Looking ahead, the new rules could reshape how the private rented sector operates. While the intention is to create a more stable environment for tenants, landlords are likely to adapt their strategies in response.
This may include more careful consideration of market conditions before setting rents, as well as a greater focus on long-term affordability and sustainability. For some landlords, especially those already facing higher mortgage costs or additional regulatory requirements, the reduced flexibility could influence whether they remain in the sector.
Balancing stability and flexibility
The data highlights an early stage of adjustment within the rental market. While there is some evidence that a minority of landlords acted ahead of the changes, the overall picture points to a relatively steady transition rather than a sudden shift.
As the Renters’ Rights Act continues to take effect, both landlords and tenants are likely to experience a period of adaptation. The balance between providing stability for renters and maintaining flexibility for property owners will remain a key factor in shaping the future of the market.
A market still in transition
Ultimately, the findings suggest that while concerns about pre-emptive rent increases were not entirely unfounded, they may have been less widespread than expected. The rental sector appears to be moving gradually towards a new framework, with changes taking place at different speeds across regions.
As more data becomes available over the coming months, it will become clearer how these reforms are influencing behaviour across the market—and whether the early signs of stability continue.
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