Research from London lettings and estate agency Benham and Reeves suggests fears that landlords would respond to the Renters’ Rights Act by sharply increasing rents have so far failed to materialise.
The firm analysed average private rental values across all London boroughs, comparing the five months before the legislation received Royal Assent on 27 October 2025 with the five months afterwards.
The findings show that average rents across the capital increased by just 0.7% following Royal Assent, exactly the same rate of growth recorded during the previous five-month period.
More significantly, the pace of rental growth slowed across 18 of London’s 32 boroughs, indicating that landlords have not accelerated rent increases in response to the reforms.
REGIONAL DIFFERENCES
Kingston upon Thames recorded the biggest shift, with rents rising by 2.9% in the five months before Royal Assent before falling by 1.9% afterwards. Camden also saw a notable slowdown, with rents declining by 5% compared with a 1% fall in the preceding period.
Other boroughs experiencing slower growth included Havering, where rental growth eased from 3.5% to 0.3%, and Bexley, where it slowed from 3.9% to 1.1%. Westminster and Barking & Dagenham also recorded weaker rental growth following the introduction of the legislation.
A smaller number of boroughs saw rental growth accelerate. Brent experienced the largest turnaround, moving from a 5.2% decline before Royal Assent to a 2.2% increase afterwards. Richmond upon Thames, Southwark, Greenwich, Waltham Forest and Islington also saw stronger rental growth.
SLOWING RENTAL GROWTH
Marc von Grundherr (main picture, inset), Director of Benham and Reeves, says: “One of the key concerns surrounding the Renters’ Rights Act was that landlords would look to offset the additional regulatory burden by increasing rents, but the data suggests this simply hasn’t happened across London.
“Not only has top line rental growth across the capital remained unchanged when compared to the equivalent period prior to Royal Assent, but the majority of boroughs have actually seen the pace of rental growth slow.”
AFFORDABILITY IS KEY
He adds: “This demonstrates that landlords aren’t using the legislation as an excuse to increase rents and, ultimately, rental values continue to be driven by local market fundamentals – namely the balance between supply and tenant demand, rather than legislative change alone.
“Whilst landlords are facing greater responsibilities and compliance requirements than ever before, the vast majority recognise the importance of securing and retaining good tenants.
“The reality is that affordability remains a key consideration for both sides of the market and, despite the narrative surrounding rental reform, London’s landlords have shown considerable consistency since the legislation became law.”
