As many as a third of private renters could still be forced to move home after long-awaited renters legislation has been passed, new research suggests, due to a lack of protection in the bill from unaffordable rent increases.
The Renters' Rights Bill, currently in its final stages in the House of Lords, will end section 21 'no fault' evictions and give tenants more rights and protections. However, campaigners are warning the bill will not prevent landlords from using unfair rent hikes as de facto no fault evictions, to threaten tenants or push them out of their homes.
Exclusive polling commissioned by the Renters' Reform Coalition (RRC) carried out by More in Common suggests that 34% of renters could be forced out by a rent increase of £110 per month, a rise of 7.9% and close to the average annual rent increase in England. And while the government have promised to "empower" renters to "challenge unreasonable rent increases" at a tribunal, the average decision made by tribunals in the first half of 2025 saw tenants given a rent increase of over £240 per month.
The RRC's exclusive polling indicates that:
- If given a £110 per month rent increase:
- 34% of renters (equivalent to 4 million people) said they would "definitely" be forced to move home, including over 29% of renters with children.
- Nearly a quarter (24%) said that they would have to cut back spending on essentials like groceries to afford the rent
- Rent tribunals are unlikely to help tenants stay in their homes. More than half of renters (54%) were unaware that rent tribunals exist and only 14% said they were 'very likely' to use one to challenge a rent increase in future - even after the government has made changes to improve the process, for instance removing the risk a tribunal could set a higher rent than requested by the landlord.
Meanwhile RRC analysis of first-tier tribunal rent appeal cases in 2025 has found that the average gap between original rents and the recommended rent set by the tribunal was on average £244.63 more per month - equivalent to a 22.2% rent increase for tenants who appealed.
The RRC also found that tribunals approved rent rises in more than 90% of cases, even setting increases in cases of severe disrepair and unhealthy conditions.
The RRC and renter groups have warned that rent appeal tribunals will not provide tenants with proper security and called on the government to introduce a cap on in-tenancy rent increases so renters can remain in their homes. As the Renters' Rights Bill approaches its final stage in the House of Lords, Lord Best, former chair of the government's Affordable Housing Commission, is bringing an amendment to the bill which would limit rent increases for existing tenants for the first four years of a tenancy.
Tom Darling, Director at the RRC, said:
"The Renters' Rights Bill is long overdue. It will give renters more rights and protections and should help drive up housing standards. But the rent rise eviction loophole is a serious gap in the legislation. Even after section 21 is abolished, our research suggests as many as a third of renters will still face being pushed out of their homes and communities by rent increases, and landlords will be able to use rent hikes they know tenants cannot afford to threaten or intimidate.
"The government's proposed solution will not address this - our analysis shows rent tribunals will do nothing to protect the large proportion of renters who already cannot afford average market rents, even if they were willing to take their landlord to a tribunal in the first place. But a cap on rent increases would be simple to implement, putting money back into renters' pockets and giving them real long-term security in their homes."
Notes
- The latest ONS rent inflation statistics found the average annual rent increase in England was 7.5% and average rent was £1390 pcm. https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/may2025
- RRC renter population estimate is based on Generation Rent research estimating there to be 12 million private renters in England, combined with More in Common polling of 1076 private renters, conducted over three separate polls. Results from More in Common polling can be found below.
RRC analysis of First Tier Tribunal decisions:
The RRC analysed all first-tier residential property tribunal outcomes regarding rents in assured shorthold tenancies, which were decided in 2025 and where a summary of reasons was published. At time of researching this covered 99 cases, with decisions made from 2 January 2025 to 3 June 2025. A summary of findings and some cases from the tribunal are below:
- The average gap between original rents and the rent recommended by the tribunal was £244.63 per calendar month (pcm) - a 22.2% increase on previous rents
- Average time between appeal and tribunal decision was 142 days (or about 4½ months)
- Of 99 decisions, 9 did not set a rent increase, 17 set the rent demanded by the landlord, and 2 set a higher rent than the landlord requested
- The tribunals do not take tenant hardship into account other than in considering whether or not to backdate an awarded rent increase. One summary noted that "the Tenant has explained that she is on Universal Credit and a PIP disability payment (totalling £2,510.21 per month). If the rent were raised, once phone, utilities and credit card bills were deducted this would leave around £100 per month for other expenses." The tribunal recommended a rent increase of 27.5%, to £1850 pcm.
- There were many cases of rent increases being set despite significant disrepair or unhealthy/dangerous conditions, including:
"evidence of damp, mould and blown plaster at ground level, a number of ceilings are badly cracked and bowing and in danger of collapse" - rent increase of 17% given to £1750pcm. - "substantial general maintenance and repairs are required, single glazed windows are suffering from rot infestation. There is no gas supply nor central heating provided" - rent increase of 56% given to £675pcm
- "cracking plaster, damp and mould, faulty windows, rodent infestation, a black plastic bag taped to the kitchen ceiling which covers a large hole with crumbling plaster, general refurbishment and, importantly poor internal configuration" - rent rise of 2.4% given to £1280pcm.
- "evidence of water ingress and damaged plaster/decoration around the rear external door frame, evidence of some defective double-glazed panes and damage to windowsills" - 12.5% rent increase to £900pcm
- Rat infestation, damp and electrical faults - 42.9% rent increase to £1000pcm
More in Common polling results
The RRC commissioned polling from More in Common, who surveyed 1076 private renters through three separate polls between 25 April - 5 May 2025. Data tables are below.
