Date Published 21 August 2026
If there is one housing policy debate that seems to return every few months, it is rent controls. The issue has resurfaced following Andy Burnham becoming Prime Minister and the renewed political focus on tackling the cost of living. However, the Government has so far been clear that it has no plans to introduce rent controls in the private rented sector. For landlords, that is likely to be welcome news.
Supporters of rent controls argue that they could help make renting more affordable. However, critics warn that restricting rents can discourage investment in rental property, reduce the number of homes available and ultimately leave tenants with less choice. There are also signs that rental inflation is already easing. Average private rents in England increased by 3.4% in the 12 months to June 2026, well below the 9.2% annual increase recorded at the market's peak in November 2024. The rental market has therefore already begun to stabilise following the exceptional pressures seen between 2022 and 2024, when high demand, limited supply and rapidly increasing costs pushed rents upwards.
Rent reviews have already changed
Landlords should also remember that the Renters' Rights Act has introduced significant changes to the way rents can be increased. Since 1 May 2026, landlords of assured tenancies can generally increase the rent only once within a 12-month period using the statutory rent increase procedure. Tenants also have the right to challenge a proposed increase through the First-tier Tribunal if they believe it exceeds the property's open market rent. This makes regular and evidence-based rent reviews increasingly important.
Rather than allowing a property to fall considerably below market rent and then proposing a large increase several years later, landlords may wish to review rents annually and consider smaller, reasonable increases where the market supports them. Interestingly, landlord research shows that many landlords still do not increase rents every year. Landlords often keep rents unchanged because they value a reliable tenant, recognise that the tenant may be facing financial pressures or are simply satisfied with the existing rental income.
When landlords do increase rents, it is often in response to genuine increases in the cost of providing the property. Mortgage costs, maintenance, insurance, taxation and regulatory requirements have all placed additional pressure on landlords in recent years. For others, an increase may simply be necessary to bring a property back in line with comparable local rents.
The wider affordability problem
If the Government wants to improve affordability for lower-income tenants, rent controls are not the only option. One area that continues to attract attention is Local Housing Allowance. Although LHA rates were increased in April 2024, they have subsequently remained frozen while rents have continued to change in many areas.
Increasing housing support in areas where there is a significant gap between LHA and actual market rents could provide more direct assistance to tenants who need it. Measures that help more households move into home ownership could also reduce some of the pressure on the private rented sector.
Ultimately, housing affordability is a complex issue involving rental supply, demand, taxation, planning, housebuilding and household incomes. Rent controls may appear to offer a simple solution, but policymakers also need to consider their longer-term impact on landlord investment and the supply of rental homes. For landlords, the most practical approach remains straightforward: regularly review your rent, understand the local market and ensure that any proposed increase can be supported by good comparable evidence.
At Adams Estates, we are continuing to support landlords through the changes introduced by the Renters' Rights Act, including rent reviews and market rent assessments. If you are unsure whether your current rent reflects the local market, or you would like advice on the correct process for proposing an increase, our team can review your property and provide practical, evidence-based guidance.
