Around two-thirds of landlords surveyed in England say they plan to increase rents on some or all of their properties following the introduction of the Renters’ Rights Act, while more landlords are also considering selling properties.
The findings come from a Deposit Protection Service (DPS) survey of more than 1,000 landlords, carried out shortly after the new rental rules came into effect in May 2026.
The survey found that 68% of landlord respondents planned to increase rents on some or all of their properties.
However, the findings do not suggest that landlords are necessarily planning automatic annual increases. Only 19% said they would automatically increase rents every year.
Landlords identified legislation as the main factor behind their plans to increase rents, followed by maintenance costs and risk.
More landlords considering selling properties
The survey also found an increase in the proportion of landlords planning to sell some or all of their rental properties.
The share rose from 53% in October 2025 to 56% in May 2026.
Respondents cited legislation, investment returns, mortgage costs and retirement among the reasons for considering an exit from the rental market.
The findings come as landlords and tenants adjust to major changes introduced under the Renters’ Rights Act.
From 1 May 2026, most existing assured shorthold tenancies in England became assured periodic tenancies, meaning they operate on a rolling basis rather than having a fixed end date.
Section 21 no-fault evictions were also abolished. Landlords now generally need to rely on one of the statutory grounds for possession when seeking to recover a property.
Rent increases limited to once a year
The new rules also changed how landlords can increase rents.
A landlord can generally increase rent only once a year and cannot increase it during the first 12 months of a new tenancy. Tenants must receive at least two months’ notice, and they can challenge a proposed increase if they believe it is above the market rent.
The changes are intended to provide greater security for renters while maintaining routes for landlords to recover properties in circumstances permitted by law.
The DPS survey suggests that landlords are responding to the new framework partly by reviewing the rents they charge.
Fewer tenants offering above the advertised rent
The survey also recorded a change in rental bidding behaviour.
The proportion of tenants offering more than the advertised rent stood at 13%, down three percentage points from the previous survey in October 2025.
The change follows the introduction of rules preventing landlords and letting agents from inviting or accepting offers above the advertised rent.
Under the new rules, landlords must advertise a specific rental price and cannot encourage prospective tenants to offer more.
Smaller landlords considering their options
The survey showed differences between landlords with smaller and larger portfolios.
Among landlords with one or two properties, 39% said they did not plan to make changes, while 31% said they intended to sell their entire portfolio and 23% planned to sell some properties.
Among landlords with larger portfolios, 48% said they intended to sell some properties, while 16% planned to sell everything. A further 23% said they did not intend to make changes.
These figures reflect the intentions of landlords who responded to the DPS survey and should not be interpreted as evidence that all landlords across England are planning to leave the sector.
What could the changes mean for renters?
The survey highlights a period of adjustment for England’s private rented sector.
For tenants, the Renters’ Rights Act provides new protections, including the end of Section 21 evictions, rolling tenancies and restrictions on rent increases and rental bidding.
For landlords, the reforms introduce new requirements around rent increases, possession and tenancy management.
The extent to which landlords’ stated intentions translate into actual rent increases or property sales will depend on individual circumstances, including mortgage costs, maintenance expenses, local rental demand and property values.
Matt Trevett, Managing Director of the Deposit Protection Service, said the latest results suggested landlords had moved beyond a “wait and see” approach following the implementation of the reforms.
The survey therefore provides an early indication of how some landlords are responding to the new rules, but further market data will be needed to establish whether the reported intentions lead to significant changes in rents or the supply of private rented homes.
A rental market in transition
England’s private rental sector is now operating under a substantially different legal framework.
The abolition of Section 21, the move towards rolling tenancies, restrictions on rent increases and the ban on rental bidding above advertised prices have changed the relationship between landlords and tenants.
The DPS findings suggest that some landlords are responding by reviewing rents, while others are considering selling properties.
Whether these changes ultimately affect rental affordability and the availability of homes will become clearer as the reforms operate over a longer period.
Source: Deposit Protection Service survey, GOV.UK guidance on the Renters’ Rights Act.
