New research shows tenant retention and affordability influencing rent decisions, even as higher costs led almost as many landlords to increase charges.
Published 24 October 2026
Half of private landlords in England kept rents unchanged over the previous 12 months, according to research published on 23 October by the TDS Charitable Foundation. The proportion was up from 39 per cent in the previous annual survey.
The finding comes from a representative survey of 2,043 landlords conducted between 26 March and 13 April 2026. It presents a more detailed picture than the common assumption that rising market averages mean every landlord is increasing the rent on every tenancy.
It does not show that rent rises have stopped. Almost as many landlords, 48 per cent, reported increasing the rent on at least one property during the same period, while 2 per cent were unsure. The research instead points to different decisions being made across tenancies and portfolios.
Tenant retention was the leading reason
Among landlords who had kept rents unchanged, 47 per cent said retaining their existing tenant was a reason. Concern about tenants’ cost-of-living pressures was cited by 44 per cent, while 42 per cent said they were already making an acceptable profit.
Holding a rent steady can have a commercial as well as a personal rationale. A reliable tenant may reduce the risk of an empty period, marketing expenses and work between tenancies. However, the survey records landlords’ stated reasons; it does not calculate whether holding the rent produced a better financial result in every case.
Portfolio size and borrowing changed the picture
The likelihood of a rent increase varied according to landlord circumstances. Sixty per cent of landlords with five or more properties had raised rent on at least one home, compared with 38 per cent of single-property landlords. The figure was 59 per cent among those with at least one house in multiple occupation and 54 per cent among landlords using a letting agent.
Landlords without property debt or borrowing were less likely than the overall sample to report an increase. This helps explain why the same change in maintenance, finance or management costs will not produce the same decision across the sector.
For landlords who did increase rents, the most frequently reported reasons were the general rise in living costs, higher property maintenance or running expenses, alignment with local market rents and increased mortgage costs. These were survey responses, not a calculation of how much each cost had risen.
Arrears remain a significant concern
Just over a quarter of landlords, 26 per cent, said they currently had at least one tenant in rent arrears. That was slightly below the 29 per cent recorded in the previous survey, although it still represents a substantial share of landlords managing payment difficulties.
The most commonly reported response was speaking with tenants about their options, cited by 42 per cent. Thirty-nine per cent had provided information about rights or support services, 21 per cent had agreed a repayment plan and 17 per cent had offered a rent reduction or rent-free period.
The findings also show that informal support was not possible in every case. Twenty-one per cent had applied or planned to apply for an eviction order, while 17 per cent had issued a notice to leave. The responses illustrate that arrears can lead to different outcomes depending on their scale, duration and the circumstances of both parties.
Why average rents can still rise
The survey does not conflict with official figures showing that average rents are rising. The Office for National Statistics reported this week that England’s average monthly private rent increased by 4.0 per cent in the year to September 2026.
An average can rise when some rents increase and others remain unchanged. The ONS measure also covers rent levels across new and existing tenancies, whereas the TDS survey asked whether a landlord had increased rent on any of their properties during the previous year. The two sources measure different aspects of the market.
The research is a baseline rather than a forecast
The fieldwork took place immediately before the main Renters’ Rights Act changes came into force in England on 1 May 2026. The results should therefore not be presented as evidence of how landlords responded to the Act after implementation. They provide a baseline for comparison with future surveys.
The research covers England and excludes live-in landlords offering lodgings only. It records self-reported experiences and does not determine the appropriate rent for an individual property or tenancy.
Its central finding is nevertheless important. Rent decisions are being shaped by more than headline market growth. Tenant retention, affordability, borrowing and property costs all influence whether a landlord holds a rent steady or decides that an increase is necessary.
NetRent does not provide legal advice. This article represents our understanding of rental property law and is provided for general information only. Landlords should obtain independent legal or professional advice where appropriate.
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