New Prime Minister Andy Burnham has indicated that a temporary freeze on private rents is being considered as part of a wider package intended to ease the cost-of-living pressures facing households.

When questioned about possible support with bus fares, energy bills and rents, Mr Burnham confirmed that his Government was “looking at all of those things”, although he stressed that no final decision had been made. 

Further reports suggest that rent controls are being considered alongside measures to reduce household energy costs and provide more immediate financial support. However, at the time of writing, the Government has not published a formal proposal explaining how a rent freeze would operate. 

What could a rent freeze look like?

The phrase “rent freeze” sounds straightforward, but there are several different ways such a policy could be introduced.

It could prevent landlords from increasing the rent during an existing tenancy for a set period. Alternatively, the Government could introduce a cap linked to inflation, wages or local rental values. It is also unclear whether any restriction would apply only to existing tenancies or whether it could affect the rent charged when a property is advertised to new tenants.

These details will be extremely important. There is currently no confirmation regarding:

• How long a freeze could last. 
• Whether it would apply throughout England. 
• Whether newly advertised properties would be included. 
• Whether exemptions would be available where significant improvement works have been completed. 
• How landlords facing increased mortgage, insurance, repair and compliance costs would be treated. 

Until formal proposals are published, landlords should treat this as a policy being considered rather than a change in the law.

Why is the Government considering it?

There is no doubt that many tenants remain under considerable financial pressure. Average rents have increased in recent years, while energy, food, transport and other essential household costs have also risen.

A rent freeze could therefore provide immediate certainty to tenants, particularly those worried about whether they will be able to afford their home following their next rent review. Supporters argue that it would provide tenants with some breathing space while longer-term measures are introduced to increase housing supply and improve affordability.

However, a short-term reduction in rent increases does not resolve the underlying shortage of homes. Recent analysis continues to identify insufficient housing supply as one of the main causes of rising rents and reduced affordability. 

The possible consequences for landlords and tenants

While the intention of supporting tenants is understandable, a blanket rent freeze could create unintended consequences.

Landlords’ costs would not be frozen. Mortgage payments, insurance premiums, contractor charges, service charges and the cost of meeting new compliance standards would continue to increase. Landlords are also preparing for further obligations under the Renters’ Rights Act, including the Private Rented Sector Database, Ombudsman and future property-standard requirements.

Where rental income is restricted but operating costs continue to rise, some landlords may decide that remaining in the private rented sector is no longer financially viable. This could reduce the number of available rental properties and place further pressure on tenants looking for somewhere to live.

Experience elsewhere also demonstrates the complexity of rent controls. Scotland introduced an emergency rent freeze during the cost-of-living crisis, later replacing it with a cap. The policy provided immediate protection for some existing tenants, but landlord organisations warned that restricting rent increases could reduce investment and rental supply. 

Recent research into rent controls in Catalonia found evidence of fewer new tenancy agreements, while the reduction in rent growth was less certain. The researchers cautioned that the results remained subject to data limitations, but the findings demonstrate why the structure of any policy matters. 

The danger is that existing tenants benefit from frozen rents while people needing to move face fewer available properties and greater competition.

What is the position today?

There has been no announcement introducing a rent freeze, and landlords can continue to review rents in accordance with the current law.

Under the Renters’ Rights Act changes introduced on 1 May 2026, landlords can normally increase the rent once every 12 months. The increase must be proposed through the statutory Section 13 process, with at least two months’ notice, and the tenant has the right to refer the proposed rent to the First-tier Tribunal. 

Landlords should therefore continue to follow the correct process and ensure any proposed increase is supported by genuine evidence of the local market rent.

What should landlords do now?

Landlords should not make rushed decisions based on early headlines. Nevertheless, the announcement is another indication that rental affordability and the way rents are set will remain firmly on the Government’s agenda.

We recommend that landlords:

• Review the current rent and rent-review date for each tenancy. 
• Retain evidence of comparable local rental properties. 
• Avoid allowing rents to fall significantly behind the market before reviewing them. 
• Complete and document rent reviews correctly. 
• Keep sufficient funds available for repairs and future compliance work. 
• Seek advice before serving a Section 13 notice. 

Regular, reasonable and evidence-based rent reviews are generally easier for both landlords and tenants to manage than infrequent and substantial increases.

Boydens will continue to monitor the Government’s announcements closely. Once further information is published, we will explain what the proposals mean and what action landlords may need to take.

Landlords who are uncertain about their current rent, tenancy documentation or compliance position can contact their local Boydens lettings team to arrange a free tenancy health check.