Social housing stock grows and rents rise: insights from the latest RSH data

The Regulator of Social Housing (RSH) has just released its annual snapshot of England’s social housing market, and the numbers paint a picture of modest growth, shifting ownership patterns and rising rents. For anyone with a foot in the rental market – whether as a tenant, landlord or prospective buyer – these figures are worth a close look.

England now boasts roughly 4.5 million social homes, a net gain of almost 38,000 units since 2024. The bulk of that increase comes from Affordable Rent properties, which added about 28,000 homes, and low‑cost home‑ownership schemes, which contributed another 13,900. By contrast, social‑rent homes fell by just over 4,100, signalling a subtle re‑balancing of the sector’s composition.

Private registered providers (PRPs) have been the engine behind the new builds. They were responsible for 83% of the Affordable Rent expansion and an impressive 98% of the low‑cost ownership growth. While PRPs also posted a modest net gain of nearly 2,900 social‑rent homes, local authorities saw a reduction of around 7,000 social‑rent units – a decline likely driven by right‑to‑buy sales and similar programmes.

Quality improvements are also evident. Around three‑quarters of the homes surveyed by PRPs now carry an EPC rating of C or better, up from 71% a year earlier, while 19% sit at EPC‑D. Of the 537,000 homes inspected, almost 41,000 fell short of the Decent Homes Standard; more than 35,400 have since been remedied, although 9,335 were exempted due to circumstances that prevent upgrades.

Rent levels followed the expected trajectory, with average weekly social‑rent rates climbing 8% between 31 March 2024 and 31 March 2025 – in line with the statutory 7.7% cap for the year. The national average now sits at £113.69, but geography matters: tenants in the North East pay as little as £95.16 a week, while London renters face £140.70. Private providers tend to charge higher rents than local authorities, reflecting differing cost bases and investment strategies.

Will Perry, RSH’s Director of Strategy, stresses that “accurate, up‑to‑date data” is essential for landlords to make sound strategic choices and manage risk. The new statistics not only confirm that providers are still building new homes, but also that they are gaining a clearer picture of the condition of their existing stock – a prerequisite for delivering safe, decent housing to waiting‑list tenants.

For renters, the takeaway is clear: rents will continue to rise, especially in high‑cost regions, so budgeting for social housing should factor in the upward trend. Landlords, particularly private registered providers, can use the data to benchmark energy‑efficiency upgrades and plan remediation work, potentially unlocking funding tied to improved EPC scores. And for policymakers, the shift away from social‑rent units toward Affordable Rent and ownership schemes suggests a need to reassess how the sector meets the diverse needs of low‑income households.