Rent increases under the Renters' Rights Act

Since 1 May 2026, a landlord in England can increase the rent on a private tenancy once a year, using a Section 13 notice on Form 4A and giving at least two months' notice. The first increase cannot take effect until at least 52 weeks after the tenancy started. Rent review clauses in tenancy agreements no longer work, and a tenant who thinks the new rent is above the market rate can ask the First-tier Tribunal to decide — though the tribunal can never set the rent higher than the landlord proposed.

Rules here are for England, checked against the Housing Act 1988 as amended and GOV.UK guidance on 22 October 2026. This is general information, not legal advice.

How often can a landlord increase the rent?

Once a year, and not in the first year. The new rent cannot take effect earlier than 52 weeks after the tenancy began, or 52 weeks after the last increase took effect. That applies to every assured periodic tenancy — which, since 1 May 2026, means almost every private tenancy in England.

How do you increase the rent?

There is now one route: the statutory Section 13 process.

1. Use the prescribed form. The notice is Form 4A, "Landlord's notice proposing a new rent", in the version prescribed for tenancies from 1 May 2026. Older versions and home-made letters do not count.
2. Give at least two months' notice before the proposed new rent starts.
3. Respect the 52-week rule — the start date must be at least 52 weeks after the tenancy began or the last increase took effect.
4. Propose a rent you can justify. The test if the tenant challenges is the open-market rent, so base the figure on comparable lets of similar properties nearby, and keep that evidence.
5. Serve it properly and keep proof of when and how it was served.

What happened to rent review clauses?

They are of no effect. A clause in a tenancy agreement that sets automatic or indexed increases — "rent rises by RPI each year", for example — can no longer be used to raise the rent. Any increase agreed before 1 May 2026 that was due to take effect after that date does not apply either. Every increase now goes through Section 13.

Can a tenant challenge a rent increase?

Yes. A tenant who thinks the proposed rent is above the market rate can apply to the First-tier Tribunal (Property Chamber), and must do so before the proposed start date in the notice. The tribunal then decides the open-market rent for the property:

• It cannot set the rent higher than the landlord proposed. If it finds the market rent is lower than the proposal, the lower figure applies; if not, the proposed rent stands.
• The new rent starts on the date in the notice if that is on or after the tribunal's decision; otherwise from the first rent period that begins on or after the decision. (An older GOV.UK guide says simply "from the date of the Tribunal determination"; the Act itself sets out the detail above.)
• Hardship. Where paying from that date would cause the tenant undue hardship, the tribunal can set a later start date, up to two months after its decision.

Separately, a tenant can ask the tribunal to set an open-market rent during the first six months of a new tenancy if they think the starting rent is above market.

The practical lesson: an unrealistic proposal no longer has an upside. The tribunal can only hold or reduce it, and a challenge delays the increase. A well-evidenced, market-level figure is the fastest route to the new rent.

What should letting agents do?

• Diarise every anniversary. Track, per tenancy, the earliest date an increase can take effect — 52 weeks from the start or the last increase — and work back two months to the notice date, plus time to agree the figure with the landlord.
• Retire old clauses and templates. Rent review clauses do nothing now; make sure no landlord expects them to.
• Evidence the figure. Keep a short comparables note on file with every notice, ready if the tenant challenges.
• Use the current Form 4A, and record how and when it was served.
• Explain it to landlords. Many will still think in fixed-term renewals and "rent goes up at renewal". Under periodic tenancies, the rent review is a process you run, not a date that arrives.

Our guide to the Renters' Rights Act for letting agents covers the rest of the reforms, and the lettings glossary defines the terms.

Frequently asked questions

How often can a landlord increase rent in England?

Once a year. Under the Renters' Rights Act, a rent increase on an assured periodic tenancy cannot take effect earlier than 52 weeks after the tenancy started or after the last increase, and it must be proposed using a Section 13 notice.

How much notice is needed for a rent increase?

At least two months, given on Form 4A, "Landlord's notice proposing a new rent".

Can a tenant refuse a rent increase?

A tenant cannot simply refuse, but they can challenge it by applying to the First-tier Tribunal before the proposed start date. The tribunal decides the open-market rent and can reduce the increase, but it cannot set the rent higher than the landlord proposed.

Do rent review clauses still work?

No. Since 1 May 2026, rent review clauses in tenancy agreements are of no effect, and increases agreed earlier that were due to take effect after that date do not apply. All increases go through the Section 13 process.

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