Rent Increase Rules in England — How Much Can Your Landlord Raise Your Rent?

The Rules on Rent Increases in 2026

Since the Renters Rights Act 2025 came into force, there is a clear and enforceable framework governing how and when a landlord can increase your rent in England. This is one of the most practically useful protections the Act introduced, and understanding it can save you hundreds of pounds a year.

Once Per Year — No More

Under the new regime, your landlord can only increase your rent **once every 12 months**. If they increased your rent in January, they cannot do so again until the following January at the earliest — regardless of what is happening in the wider rental market.

This applies to all periodic tenancies. There are no exceptions based on the length of the tenancy or the level of the increase.

The Section 13 Notice

A landlord must use a Section 13 notice (prescribed form) to raise your rent. The notice must:

• Be in writing using the correct form
• State the proposed new rent
• Give you a minimum of **two months' notice** before the increase takes effect
• Specify the date from which the new rent will be due

A landlord cannot simply tell you verbally that the rent is going up next month. Any rent increase attempted without a properly served Section 13 notice has no legal effect — you are not obliged to pay it.

What Does "Market Rent" Mean?

The First-tier Tribunal can only set rent at the "open market rent" for the property — that is, what a similar property in the same area would command in the current private rented sector. It does not set rents based on what you can afford or what would be fair in a moral sense. It looks at comparable properties.

This is important to understand before deciding whether to challenge. If your landlord is proposing a rent that is genuinely below market level, the Tribunal could set a rent equal to or even above what your landlord asked for. This is unusual but does happen.

How to Challenge a Rent Increase

If you believe the proposed increase is above market rent, you can apply to the **First-tier Tribunal (Property Chamber)** for a determination. The process is:

1. Your landlord serves a Section 13 notice.

2. You have until the date the increase is due to take effect (or within the period stated on the notice) to apply to the Tribunal — do not miss this deadline.

3. You apply online at GOV.UK. There is a small application fee (currently up to £100 for residential cases).

4. The Tribunal considers the evidence from both sides and sets a market rent.

5. During the application, you pay your **existing rent** — your landlord cannot demand the increased rent while the application is pending.

Practical Tips Before Applying

Before challenging, gather evidence of comparable properties:

• Search Rightmove and Zoopla for similar properties (same size, same street or postcode, same condition) currently being advertised or recently let
• Ask a letting agent for a rental valuation letter (often free)
• Check the Valuation Office Agency (VOA) rental data

If the market evidence suggests your landlord's proposed rent is broadly in line with the market, a Tribunal application carries risk — the Tribunal might award the same or higher rent. Seek advice from Citizens Advice or Shelter first.

Rent Review Clauses in Tenancy Agreements

Under the Renters Rights Act, the statutory Section 13 process now governs all rent increases in periodic tenancies. Contractual rent review clauses that attempt to increase rent more frequently than once per year, or on different terms, are overridden by the statute. You cannot contractually waive the statutory protections.

Scotland, Wales, and Northern Ireland

The rules described here apply in **England only**. Scotland, Wales, and Northern Ireland have separate regimes:

• **Scotland:** Rent adjudication process via a Rent Officer; rent increase cap applied during cost-of-living crisis
• **Wales:** Similar framework to England but under separate Welsh legislation
• **Northern Ireland:** Private Tenancies Order 2006 applies

Keeping Records

Always keep the original Section 13 notice and any Tribunal correspondence in Property Passport UK. If a dispute about rent ever escalates, a documented paper trail — including how long you have been paying a particular rent — is essential evidence.