Almost nine in 10 landlords believe the balance of power in the private rented sector has shifted in favour of tenants over the past two years, but many renters say the reality on the ground feels very different.
Research from LRG’s Spring 2026 Lettings Report found that 89% of landlords believe tenants now hold more influence in the market, reflecting the impact of reforms introduced through the Renters’ Rights Act, including the abolition of Section 21 evictions, the end of fixed-term tenancies and restrictions on advance rent payments.
However, despite stronger legal protections, tenants continue to face significant challenges when searching for a home. The report found that 78% of renters who had looked for a property in the past two years found fewer options than expected, with affordability and a lack of available homes cited as the main obstacles.
The findings highlight a growing disconnect between regulatory change and market conditions, suggesting that while the rights of tenants may have strengthened, many are still struggling to find suitable and affordable accommodation.
A quarter of tenants wanted to move in the last twelve months but were unable to: 10% couldn’t afford to, 6% couldn’t find anything suitable, and 9% wanted to move but ultimately chose to stay. Only 5% of tenants actually moved in the period.
It is a picture consistent with the ONS Price Index of Private Rents, which shows average monthly private rents rose 3.5% to £1,381 in the twelve months to April 2026 – putting further pressure on those who need to move but cannot stretch their budget to do so.
Homeownership offers little relief. When asked what they would do if house prices in their area fell significantly tomorrow, 33% of tenants said they still couldn’t buy regardless. Only 16% said they would look to buy immediately.
Despite recent improvements, rental supply remains well short of what is needed: Rightmove puts available stock at 33% below where it was a decade ago, and Zoopla finds it still 20% to 30% below pre-pandemic levels in every region. For tenants, gradual improvement is welcome – but it is not yet enough.
Allison Thompson, chief lettings officer, Leaders part of LRG, commented: “What this data shows is that landlords and tenants are both describing the same market accurately; they are just experiencing it from different positions. Landlords feel the weight of legislation that has genuinely shifted protections towards tenants. Tenants feel the weight of a market where there aren’t enough homes to choose from. Both things can be true at once. Solving one without the other will never be enough. What the market needs is more good landlords, letting good properties, supported by good agents who know how to make the relationship work for everyone.”
