Average rents across England fell by 0.6 percent in April, according to the latest Goodlord Rental Index, giving landlords one of the clearest signs yet that the rental market had cooled even before the Renters’ Rights Act took effect on 1 May.
Goodlord says annual rental inflation is losing pace
Goodlord said the average cost of a new let in England slipped from £1,212 in March to £1,205 in April. That left annual rental inflation at 1.7 percent, down from 2.4 percent in March and well below the 4.5 percent annual rise recorded in April last year.
The regional picture was mixed. Rents fell 4.9 percent month on month in the North East, 2.8 percent in both the West Midlands and Yorkshire and the Humber, and 1.6 percent in the South East. London moved the other way, with rents up 1.3 percent, while the East Midlands recorded the sharpest monthly increase at 2.7 percent.
For landlords, the bigger message is not one soft month in isolation, but the speed of the slowdown. Goodlord said April was the weakest annual inflation reading in its index since July 2025. That matters because many landlords were still expecting tighter supply to keep rents rising more quickly through spring.
Void periods lengthen as tenant choices stay uneven
Goodlord also found average void periods rose from 22 to 24 days in April, suggesting some landlords are having to work harder on pricing and tenant retention than they were a year ago. The East of England saw the sharpest change, with average voids jumping from 16 to 25 days.
London remained the fastest market to re-let in, with average voids of 17 days, while Yorkshire and the Humber recorded the longest gap between lets at 29 days. That split matters for portfolio planning. Stronger headline demand in major cities is still masking softer conditions elsewhere, particularly where affordability is stretched or tenant demand has become more selective.
William Reeve, chief executive of Goodlord, said the figures pointed to a market in a “holding pattern” before the new regime started. He said the key question now is whether the post-1 May market settles into a more sustainable rhythm or moves into a more volatile phase as landlords, agents and tenants adjust.
This follows Landlord Knowledge’s report on slowing rent growth before the new rent rules bit, which highlighted how pricing power was already weakening in parts of the market. Combined with Savills’ warning that 700 former rental homes a day are leaving the sector, the latest Goodlord figures suggest landlords cannot assume lower supply will automatically translate into faster rent growth.
That is the real warning in this dataset. Lower supply still supports rents over time, but if tenants are hitting affordability limits, landlords may see longer voids before they see another surge in asking prices. In practice, that makes cleaner presentation, realistic pricing and quicker maintenance response more important than simply testing the market at a higher figure.
Landlords looking for the raw dataset can review the latest Goodlord Rental Index.
What this means for landlords
- If you’re reviewing rents: Do not rely on last year’s inflation pace. Local affordability may now cap what new tenants will pay.
- If you’re facing a re-let: Build in more time for voids, especially outside London and the strongest city markets.
- Watch for: Post-1 May data over the next two months, which should show whether the Renters’ Rights Act causes a sharper supply shock or a slower reset.
- If you use an agent: Press for current comparables rather than optimistic pricing based on early-2025 conditions.
- Bottom line: Supply is still tight, but landlords are losing some pricing power as the market becomes more selective.
Editor’s view
Landlords should resist the temptation to read every supply story as a green light for rent increases. The April numbers point to a market where tenant budgets are finally pushing back. For well-run landlords that is manageable, but it leaves less room for lazy pricing.
Author: Editorial Team – UK landlord & buy-to-let news, policy, and finance
Published: 8 May 2026
Sources: Goodlord Rental Index April 2026
Related reading: Rent growth slows before RRA rent limits bite
