Rents across Englandclimbed for the second consecutive month in April, with fresh data showing that the Renters' Rights Act looks like pushing up landlord overheads.
The HomeLet Rental Index puts average rents at £1,325.
Compared with March, the average rent was £14 higher, while the annual increase was £27 against April 2025.
When London's rents are taken out of the equation, the rest of England averaged £1,135 in April, up 0.9% from March and 1.8% higher than a year ago.
London's average stood at £2,128, after adding £31 in a month and £47 over the year.
Regional rents increases
Across the regions, not one area registered a monthly fall, with Northern Ireland topping the monthly rankings, rising from £955 to £974.
The South West and Greater London both recorded 1.5% monthly gains, while the North West and East of England each moved up 1.4%.
On an annual basis, rents are still rising and Northern Ireland is in the lead with 5.4% growth year on year.
The next largest annual rises were in the North East, at 4.9%, and Scotland, at 3.7%.
Strong tenant demand
Those three markets are running well ahead of the national average, in contrast, the South East stayed at £1,431 between March and April.
The East of England and South West, which posted annual increases of just 0.1% and 0.4% respectively.
Charlotte McGrogan, a lettings manager at Hunters, said: "We're seeing steady rental growth rather than the sharp increases of recent years, but demand from good-quality tenants remains very strong and stock is still tight.
"Landlords are having to balance rising costs with keeping rents sustainable, so having accurate, up to date data is more important than ever when advising them."
Landlords under pressure
However, the pressure on landlords to increase rents is expected to intensify.
Property consultancy Knight Frank has warned that the Renters' Rights Act has brought in greater uncertainty over repossession, sales and pricing decisions.
That means rents will rise further because of mounting landlord costs.
The firm's head of residential research, Tom Bill, said: "The direction of travel is clear in terms of upward pressure on rents.
"This additional risk needs to be priced in, particularly where supply is constrained."
Knight Frank now forecasts 3.5% growth in both central and outer London this year, compared with current rates of 1.2% and 2.8% respectively.
It also predicts that some landlords will leave the sector once the new rules take hold, which would tighten availability of homes to rent and could push rents higher still.
Landlords face growing costs
Simon Thompson, the managing director of Accommodation for Students, said: "Demand from quality applicants stays strong but stock remains tight, and landlords must weigh increasing overheads against keeping rents within reach.
"Knight Frank's warning also means that with the Renters' Rights Act now in force, there will be greater uncertainty around possession and pricing."
He added: "Unsurprisingly, some landlords are expected to exit the private rented sector entirely, tightening supply further.
"And that with less stock tenants will continue seeing rents rise."
