Half of Landlords Froze Rents in the Past Year: What the TDS October 2026 Survey Means for Kingston Tenants and Landlords

One in two landlords across England did not raise rent once in the past year. That single figure, buried in a new industry survey, cuts against almost everything renters have been told about an unstoppable rent spiral. The Kingston landlords rent freeze TDS survey October 2026 findings suggest the rental market is more divided, and more cautious, than the headlines usually admit.

For landlords and tenants in Kingston upon Thames, Surbiton, New Malden and Norbiton, this data matters. It shapes negotiations, informs section 13 rent notices, and raises an important question: if half the market is freezing rents, what should the other half, and their tenants, be doing right now?

Key Takeaways

• 50% of landlords made no rent changes in the past 12 months, up sharply from 39% the previous year, according to the TDS Charitable Foundation survey.
• 48% raised rents at least once, mostly driven by rising running costs and maintenance bills rather than opportunism.
• Larger portfolio landlords, those with mortgages, HMO owners, and letting-agent users were far more likely to increase rents.
• Arrears cases fell slightly, from 29% to 26% of landlords reporting at least one tenant behind on rent.
• Kingston landlords planning a rent increase under the Renters' Rights Act should get an independent valuation or condition survey before issuing a section 13 notice.

The TDS October 2026 Survey: What Actually Changed

The TDS Charitable Foundation, part of The Dispute Service Group, surveyed more than 2,000 private landlords across England. Led by Dr Jennifer Harris, the research was reported on 23 October 2026 and shows a notable shift in landlord behaviour.

The headline number is simple: 50% of landlords did not change rents in the last year, compared with 39% a year earlier. That is an 11-point jump in rent freezes in just twelve months.

Among landlords who held rents steady:

• 47% said they wanted to retain good tenants.
• 44% cited concern over tenants' cost-of-living pressures.

Dr Harris summed up the mood: "It is encouraging to see more landlords choosing to keep rents unchanged, particularly at a time when many tenants continue to face significant financial pressures." She added a caveat worth remembering: "decisions about rents are rarely straightforward."

Who Raised Rents, and Why

The other 48% of landlords did increase rents at least once during the year. Their reasons were less about market opportunity and more about survival:

• Rising mortgage and running costs
• Maintenance and repair bills
• General cost-of-living pressure on landlord finances

The survey found a clear pattern in who raised rents and who didn't:

This suggests that smaller, debt-free, hands-on landlords are the ones most able and willing to freeze rents, while larger, leveraged operators face cost pressures they feel they must pass on.

Arrears Are Easing, But Still a Real Issue

The proportion of landlords with at least one tenant in arrears fell from 29% to 26% year on year, a modest but welcome improvement. How landlords responded to arrears also tells a story of increasing engagement rather than immediate enforcement:

• 42% engaged directly with the tenant to discuss the situation
• 39% signposted tenants to rights and support services
• 21% agreed a formal repayment plan
• 17% offered a rent-free or reduced-rent period

"Decisions about rents are rarely straightforward.", Dr Jennifer Harris, TDS Charitable Foundation

This pattern reflects a landlord base trying to balance financial pressure with tenant welfare, a theme that runs throughout the Kingston landlords rent freeze TDS survey October 2026 results.

Setting the TDS Findings Against National Rent Data

The TDS survey captures landlord sentiment, but it should be read alongside hard market data. The Office for National Statistics, publishing on 21 October 2026, reported UK private rents up 3.8% in the year to September, averaging £1,406 a month.

Separately, Hamptons found newly agreed rents up 2.7% nationally over the same period, with much softer growth in London:

• Greater London: +1.5%
• Outer London: +0.4%

However, existing tenants who did see a rent change faced a steeper average rise of 5.6%. This gap between flat-to-modest growth for new lets and sharper rises for sitting tenants mirrors the TDS split: roughly half the market frozen, half pushing increases through.

Why This Matters for Kingston Landlords Specifically

Kingston upon Thames sits in Outer London's rental catchment, where Hamptons recorded growth of just 0.4% for newly agreed tenancies. Combined with the TDS findings, this points to a local market where rent freezes may be even more common than the national average suggests.

For Kingston, Surbiton, New Malden and Norbiton landlords, the practical implications include:

1. Retention has real value. Keeping a reliable tenant avoids void periods, re-letting costs, and agency fees, often outweighing a modest rent rise.
2. The Renters' Rights Act changes the rhythm. Since May 2026, section 21 has been abolished, and rent increases are now limited to once a year via section 13 notices, meaning landlords must plan increases carefully rather than adjusting on a whim.
3. Maintenance backlogs carry risk. A frozen rent does not mean frozen responsibilities. Deferred repairs can erode property value and tenant goodwill simultaneously.

Before Issuing a Section 13 Notice, Get the Evidence Right

Any Kingston landlord considering a rent increase under the new section 13 regime should not rely on guesswork. An independent rental valuation or a RICS property condition survey provides:

• Defensible evidence of fair market rent if challenged at tribunal
• A clear record of the property's condition, reducing disputes over deductions or repairs
• A baseline for budgeting maintenance before a sale or remortgage

Kingston Surveyors, as RICS chartered surveyors based in Kingston upon Thames, regularly support local landlords with exactly this type of pre-notice valuation and condition reporting, helping decisions be evidence-based rather than guesswork, especially given Dr Harris's warning that rent decisions "are rarely straightforward."

FAQ

Did half of all UK landlords really freeze rents this year?
According to the TDS Charitable Foundation's survey of over 2,000 landlords, 50% made no rent changes in the past 12 months, up from 39% the year before.

Why are some landlords raising rents while others freeze them?
Landlords with mortgages, larger portfolios, HMOs, or letting agents were more likely to raise rents due to higher running costs. Smaller, mortgage-free, self-managed landlords were more likely to freeze rents to retain good tenants.

How does the Renters' Rights Act affect rent increases in Kingston?
Since May 2026, section 21 "no-fault" evictions have been abolished, and landlords can only raise rent once a year through a formal section 13 notice.

Are rents in Kingston rising faster or slower than the national average?
Outer London rents rose just 0.4% for newly agreed tenancies according to Hamptons, well below the national average of 2.7% to 3.8%, suggesting Kingston's market is comparatively subdued.

Should a landlord get a survey before raising rent?
Yes. An independent valuation or RICS condition survey provides evidence to support a fair rent increase and reduces the risk of disputes.

Conclusion

The Kingston landlords rent freeze TDS survey October 2026 data tells a nuanced story: half the market is holding rents steady to protect tenant relationships, while the other half is raising rents largely to cover rising costs, not to chase profit. For Kingston landlords, the sensible next step is not to follow the crowd blindly but to base any rent decision on solid evidence, a professional valuation, a documented property condition survey, and a clear understanding of section 13 obligations under the Renters' Rights Act. Tenants, meanwhile, should know that arrears support is increasingly common, and open communication with landlords tends to produce better outcomes than silence.

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