Shadow List of Rents April 2025: collated 1st October 2023 – 30th September 2024
Source: gov.uk (2025-03-31)

List of rents data is used to calculate Local Housing Allowances (LHA).

The Department for Work and Pensions (DWP) use Local Housing Allowance (LHA) (https://www.gov.uk/guidance/local-housing-allowance) rates to calculate Housing Benefit for tenants renting from private landlords. LHA rates relate to an area in which a claim is made - these areas are called Broad Rental Market Areas (BRMA). A BRMA is where a person could reasonably be expected to live taking into account access to certain facilities and services.

How Local Housing Allowance rates are calculated

The Valuation Office Agency (VOA) Rent Officers collect rental information from letting agents, landlords, tenants and other sources. LHA rates are based on private market rents being paid in the BRMA which can differ from advertised rents.

These data do not include all rents that might exist in each BRMA. In accordance with DWP legislation, Rent Officers are tasked with collecting a sufficient sample from the 12 month period ending 30 September prior to publishing LHA rates on 1 April. These published data are the rents collected and comprises both new and renewal rents in payment, as negotiated between landlord and tenant. These rents do not include any value attributed to services which are ineligible for housing benefit (effectively net rents). Housing benefit supported rents are also removed where possible.

Shadow Lists of Rents - rents collated 1 October 2023 - 30 September 2024

These are the Lists of Rents compiled in accordance with schedule 3B of the Rent Officers Housing Benefit Functions Order 1997 (as amended), but not used to calculate the local housing allowance (LHA) rates due to DWP policy changes introduced by The Rent Officers (Housing Benefit and Universal Credit Functions) (Modification) Order 2025 (SI 2025/5), maintaining the LHA at those rates previously determined on 31 March 2024.

The LHA comprises a set of rates for a number of categories - Categories A to E which are:

a) ‘Shared Accommodation’:

Exclusive use of one bedroom and sharing the use of one or more of a:
- kitchen
- bathroom
- toilet
- room suitable for living in
b) 1 bedroom dwellings: those with one bedroom and exclusive use of a kitchen, a bathroom, a toilet and a room suitable for living in

c) 2 bedroom dwellings

d) 3 bedroom dwellings

e) 4 bedroom dwellings

The Rent Officer maintains lists of rental information for each category of LHA rates. These are the list of rents, downloadable in the documents link above.

In accordance with DWP legislation, mathematical calculations are applied to the list of rents to determine the LHA rate which is the 30th percentile on a list of rents in the Broad Rental Market Area.

From 1 April 2025 DWP legislation fixed the LHA at the 2024/25 rate. The LHA for 2025/26 remains based on the 30th percentile of the list of rents used to determine the LHA for 2024/25, which is from rents collated from 1 October 2022 to 30 September 2023.

You can find the LHA rates on LHA-Direct (https://lha-direct.voa.gov.uk/search.aspx) by searching by postcode or local authority area. BRMA maps and graphs are included in the search results.

The download link is for the complete list of rents for England and is provided for users to self-filter rents for defined BRMAs and LHA categories as required.