The average UK private rent hit £1,377 per month in March 2026, a 3.4% increase on the previous year, according to the ONS private rent index. That means the typical tenant is now paying over £500 more per year than they were just twelve months ago. I’ve been covering the UK rental market for long enough to see patterns repeat, but the current landscape feels different — a new law, the Renters’ Rights Act 2025, has fundamentally changed the rules for both tenants and landlords, and many people are still catching up.
Rents are higher than a year ago in every UK region, but the growth is uneven. The cheapest areas are rising fastest — the North East grew at 6.5%, more than three times London’s 1.7%. That shift matters if you’re looking for somewhere affordable to live or thinking about where to invest. The new law also bans bidding wars, which means landlords can no longer accept offers above the advertised rent. Around one in ten UK tenancies over the past five years were agreed above asking price, so this is a real change. Here’s what you actually need to know.
What the Renters’ Rights Act Means for Your Tenancy
The core change is simple: the old system where a landlord could evict you without giving a reason — the Section 21 “no-fault” eviction — is gone. All tenancies are now assured periodic tenancies. That means you don’t have to worry about a fixed-term contract ending and being asked to leave for no reason. The landlord must have a valid ground, like wanting to sell the property or needing it for a family member. This is a big shift, and it’s worth understanding the long-term renting implications if you’re planning to stay put.
Why Rents Are Still Rising — and Where It Hurts Most
Even with the new law, rents keep climbing. The annual growth rate of 3.4% is the lowest since March 2022, down from a peak of 9.2% in early 2024, but that’s still well above wage growth for most people. The reason is a combination of factors: some landlords have sold up due to tax changes like Section 24 and the 5% SDLT surcharge, while the new regulations have added compliance costs. Supply is improving — total available homes to rent are 3% above last year — but demand remains above pre-pandemic levels. A net balance of 29% of industry contributors expect rents to rise further in the near term, up from 20% previously.
Consider a tenant in the North East, where average rents are £772 per month but growing at 6.5%. That’s an extra £50 per month year-on-year — manageable for some, but a real stretch for others. In London, the average rent of £2,280 is growing at just 1.7%, but that’s still an extra £38 per month. The difference is that London rents are already so high that even slow growth hurts. What I tend to notice is that tenants in cheaper regions feel the pinch more because their incomes are lower to begin with. If you’re looking for alternatives to traditional renting, it’s worth exploring other living arrangements that might suit your budget better.
Where People Go Wrong With the New Rules
The Renters’ Rights Act is still new, and I’m already seeing the same misunderstandings crop up. Here are the most common mistakes tenants and landlords are making.
Assuming the Information Sheet Is Optional
This is the biggest one. Most landlords and letting agents had to give tenants a government Information Sheet by 31 May 2026. If they didn’t, they can be fined up to £7,000. The sheet must be the exact PDF from the government website — not a link, not a summary. It must be given as a hard copy or as an email attachment. I’ve heard of agents sending a link and thinking that counts. It doesn’t. If you’re a tenant and you haven’t received it, ask your landlord. If you’re a landlord and you missed the deadline, you need to act now to avoid the fine.
Thinking the Ban on Bidding Wars Lowers Rents
The ban on offers above asking rent sounds like good news for tenants, but the reality is more complicated. Landlords can no longer accept higher bids, so they’re likely to set higher asking rents from the start. In London, roughly two in ten lets exceeded asking rent over the past five years, peaking at four in ten during high-demand periods. Manchester hit three in ten at its peak. What I’d do is compare the asking rent to similar properties in the area — if it seems high, it probably is, and you can negotiate. The ban doesn’t stop you from offering below the asking price.
Ignoring Regional Differences in Rent Growth
Many tenants assume the national average applies to them. It doesn’t. The table below shows how much regional rents vary. If you’re in the North East, your rent is growing at 6.5% — more than three times the rate in London. That means your budget needs to stretch further each year. If you’re in London, your rent is growing slowly but starting from a much higher base. Knowing your region’s trend helps you plan.
→ Scroll right to see all columns
| Region | Average Rent (March 2026) | Annual Change |
|---|---|---|
| London | £2,280 | +1.7% |
| South East | ~£1,400 | +2.8% |
| South West | ~£1,150 | +3.1% |
| East of England | ~£1,250 | +2.9% |
| West Midlands | ~£950 | +4.2% |
| East Midlands | ~£850 | +4.5% |
| North West | ~£900 | +5.0% |
| Yorkshire and the Humber | ~£830 | +5.4% |
| North East | £772 | +6.5% |
| Wales | £830 | +4.8% |
| Scotland | £1,022 | +2.1% |
Not Understanding the New Eviction Grounds
Section 21 is gone, but landlords can still evict using Section 8 grounds. The most common ones are rent arrears, wanting to sell the property, or needing it for a family member. The key difference is that the landlord must prove the ground exists. If you’re a tenant, make sure you know your rights. If you’re a landlord, you need to follow the correct process or the court will reject your claim. A tenant landlord lawyer can help clarify what counts as a valid ground in your situation.
How to Navigate the New Rental Landscape
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The rules have changed, but the basics of finding and keeping a good rental haven’t. Here’s what I’d focus on right now.
Check Your Landlord Has Given You the Information Sheet
If you’re a tenant and you haven’t received the government Information Sheet, ask for it. Your landlord had until 31 May 2026 to give it to you. If they didn’t, they could be fined up to £7,000. The sheet explains your new rights under the Renters’ Rights Act. Keep a copy — it’s your reference if anything goes wrong. If your landlord refuses to provide it, you can report them to the local council’s private renting team.
Negotiate Your Rent Based on Local Data
With the ban on bidding wars, you can’t be outbid, but you can still negotiate. Look at the average rent for your region from the table above. If your landlord is asking for more than the regional average, you have a case to ask for a reduction. In areas like the North East, where rents are growing fast, you might accept a smaller increase in exchange for a longer tenancy. In London, where growth is slow, you can push harder. Use the ONS data as your evidence.
Understand Your New Rights as a Periodic Tenant
Your tenancy is now periodic by default. That means you don’t have to sign a new fixed-term contract every six or twelve months. You can give notice and leave whenever you want, as long as you follow the notice period in your agreement. The landlord can only evict you using a valid Section 8 ground. If you’re unsure about your rights, a property lawyer can review your tenancy agreement and explain what applies to you.
Plan for Future Rent Increases
Rents are still rising, even if the pace is slowing. The best way to protect yourself is to lock in a longer tenancy with a fixed rent increase schedule. Some landlords are open to a two-year agreement with a set increase after the first year. That gives you certainty and avoids the stress of a sudden jump. If you’re in a region with fast growth like the North West or Yorkshire, this is especially important. A rent vs buy comparison can help you decide whether it’s worth saving for a deposit instead.
Frequently Asked Questions
Can my landlord still evict me without a reason? ▾
What happens if my landlord didn’t give me the Information Sheet by 31 May 2026? ▾
Does the ban on bidding wars mean I can’t offer less than the asking rent? ▾
I’m a landlord. Do I need to change my existing tenancy agreement? ▾
Which regions have the fastest rent growth right now? ▾
Can I still be evicted if I fall behind on rent? ▾
The Renters’ Rights Act has made the rental market fairer, but it’s also created new rules that take time to learn. My main advice is to know your region’s rent trends, check you’ve received the Information Sheet, and understand that your tenancy is now periodic by default. If this was useful, you might also want to read 20 apartment hunting hacks every Brit should know.
Sources and Further Reading
Essential tips for central heating in your UK apartment — Practical advice on keeping your rental warm and efficient, especially useful as energy costs rise.
Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
National Property Lettings Market Report. Fine & Country, 2026.
UK Rental Market 2026. Property Dispatch, 2026.
