For many renters, the biggest challenge is not simply finding a home.
It is finding the right home, in the right place, at a price they can afford.
The rental market has been under pressure for several years, with high demand, rising rents and changing regulation all shaping the experience of tenants and landlords. But while much of the conversation has focused on landlords leaving the market, the picture may be more complex.
At UKREiiF, Stephanie Hattersley, Chief Corporate Affairs Officer at Connells Group, discussed how the rental market is changing. She explained that while some landlords did begin to leave as new regulation approached, recent research suggested there had also been a spike in landlord investment.
Rather than a simple story of the rental market shrinking, the bigger picture may be one of reshaping.
Why Rental Supply Matters
Supply is one of the biggest factors affecting the rental market.
When there are enough homes available to rent, tenants have more choice. They can compare properties, locations and prices, and are less likely to feel rushed into making decisions.
When supply is limited, competition increases.
That can mean more people applying for the same property, less time to make decisions and greater pressure on affordability. For tenants, this can make renting feel stressful and uncertain.
That is why supply matters so much. It affects choice, competition and confidence.
The Market Is Changing
Stephanie explained that ahead of the Renters Rights Act, there were signs that some landlords were starting to leave the market.
That is important, because fewer landlords can mean fewer homes available to rent.
However, she also highlighted a more recent shift: landlord investment had increased, particularly among landlords buying rented properties.
This suggests the market may not simply be shrinking. Instead, it may be changing shape.
Some landlords may be leaving, while others are investing with a more long-term view. That could gradually change the type of rental homes available and the way the sector operates.
What This Means for Renters
For renters, the key issue remains availability.
Demand for rental homes has not disappeared. People still need places to live, whether they are saving to buy, relocating for work, moving after a change in circumstances or choosing to rent for flexibility.
If demand remains high and supply does not keep pace, renters may continue to face pressure.
That pressure can show up in different ways, from fewer available homes to increased competition and less flexibility around location or property type.
For tenants, staying prepared is important. Having documents ready, understanding budgets clearly and knowing which areas offer the right balance of cost and convenience can all help when searching in a competitive market.
What This Means for Landlords
For landlords, the market is also becoming more considered.
New regulation, higher costs, mortgage rates and changing tenant expectations are all influencing decisions. Some landlords may decide that the market no longer works for them. Others may see opportunity, particularly where demand remains strong and the property is well suited to the rental market.
This could lead to a more professional rental sector, where landlords are more focused on long-term returns, property standards and sustainable investment.
For tenants, that could be positive if it leads to better quality homes and more consistent management. But it will only help the wider market if enough rental homes remain available.
Why The Conversation Needs to Move Beyond Landlords Leaving
The rental market is often discussed in simple terms.
Landlords are leaving. Rents are rising. Tenants are struggling.
While those points can be part of the picture, they do not tell the whole story.
The more useful question is what kind of rental market is emerging.
Are landlords investing differently? Are tenants getting enough choice? Is regulation improving standards without reducing supply? Are rental homes available where people need them most?
These are the questions that matter for the long-term health of the market.
Looking Ahead
The rental market is not standing still.
It is being shaped by regulation, affordability, tenant demand and landlord confidence. While some landlords may choose to leave, others are still investing, which suggests the market may be reshaping rather than simply shrinking.
For renters, the priority remains access to good quality, affordable homes.
For landlords, the challenge is understanding how to operate confidently in a changing market.
And for the wider housing sector, the key question is supply.
Because when it comes to renting, availability matters. Without enough homes to rent, pressure on tenants is likely to continue.
