Six in ten tenants across England and Wales are renting for longer than they ever expected, as rising house prices and affordability pressures continue to push homeownership out of reach for many households.

New research from LRG’s Spring 2026 Lettings Report, based on responses from 650 landlords and tenants, found that 40% of renters have remained in the sector much longer than originally planned, while a further 20% said they have been renting somewhat longer than anticipated. Just 1% reported successfully making the transition into homeownership.

The findings suggest that what was once viewed as a stepping stone to buying a home is increasingly becoming a long-term tenure, with many tenants finding themselves locked out of the housing market by high property prices, stricter mortgage affordability tests and the challenge of saving for a deposit while meeting rising rental costs.

The study also found that long-term renting is no longer the exception. While the largest group of tenants (35%) have lived in their current property for between one and two years, almost six in ten (59%) have remained in the same home for at least three years. Nearly a quarter (23%) have been there for more than a decade, while just 5% have moved into their current property within the past year.

The figures indicate that tenants are already living in a way that reflects many of the changes being introduced through the Renters’ Rights Act. With Assured Periodic Tenancies set to replace fixed-term agreements, the legislation appears to be formalising an increasingly settled rental market rather than fundamentally changing tenant behaviour.

For many renters, however, the reality of long-term renting is not one they had anticipated. Four in 10 respondents said they have spent much longer in the rental sector than they originally expected, while a further 20% said they have rented somewhat longer than planned. Just 15% said their experience broadly matched their expectations, and only 1% reported having gone on to purchase a home.

When asked why their plans had changed, respondents pointed to familiar barriers, including rising property prices and mortgage affordability constraints, highlighting the ongoing challenges facing would-be first-time buyers.

Attitudes towards prolonged renting were mixed. Among those who have rented for longer than expected, 40% said they had accepted the situation but still hoped to buy a home in the future. Almost a quarter (23%) said they had come to terms with long-term renting and that it suited their circumstances.

However, nearly a third (32%) said they felt trapped and frustrated by their inability to move into homeownership, suggesting that for a significant proportion of renters, extended time in the sector remains a consequence of financial pressures rather than a lifestyle choice. Just 4% said they had actively chosen to continue renting instead of buying.

The research also suggests that while tenants may be staying put for longer, many still struggle to feel fully settled. Just over half (51%) said their rented property feels like home, either fully or mostly, but almost a quarter (24%) said it always feels temporary, while a further 20% said it cannot compare with owning a home.

The sense of permanence does appear to grow over time. Among tenants who have rented for more than 10 years, 45% said their home genuinely feels like their own. Yet even within this group, one in five still viewed their living arrangements as temporary, underlining the emotional divide that can remain despite long-term occupation.

The findings mirror broader housing trends. According to the English Housing Survey, the average private renter now spends 4.6 years in the same property, up from 3.7 years in 2011. At the same time, house prices remain more than eight times average earnings in England, according to ONS data, creating a significant barrier for renters hoping to make the transition into homeownership.

As a result, the private rented sector is increasingly becoming a long-term housing solution rather than a stepping stone. For many households, the decision to continue renting is not necessarily a choice but a consequence of affordability pressures and limited routes onto the property ladder.

Landlords appear broadly comfortable with that shift. LRG’s research found that 42% expect the introduction of Assured Periodic Tenancies to have no impact on their willingness to support long-term tenancies, while 15% said they would be more willing to do so. Only 15% said they would be less willing, although almost three in 10 remain undecided.

Taken together, the findings point to a rental market that is becoming more established and longer-term in nature. The challenge facing policymakers, landlords and tenants alike is whether housing supply, affordability and regulatory reform can keep pace with a reality in which renting is no longer a short stop on the journey to ownership, but an increasingly permanent feature of the housing landscape.

Allison Thompson, chief lettings officer, Leaders part of LRG, commented, “Renting for longer is no longer the exception – for a growing number of people it has quietly become the norm. What the data tells us is that most tenants have not chosen this; they have accepted it. And acceptance is not the same as satisfaction.

“The 32% who say they feel stuck and frustrated are a reminder that long-term renting works well when the home, the landlord and the price are right – and when tenants feel secure. That is exactly where good agents and good landlords can make a real difference, helping to build the kind of stability that turns a rental into a genuine home.”

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