Rent increases in England — How and when landlords can raise rent

Rent increases in England’s private rented sector are governed by statute, not just by contract. This guide explains the rules that apply now and the important changes taking effect on 1 May 2026 under the Renters’ Rights Act. Reviewed March 2026.

What the rule is

During a fixed term: If the tenancy is within a fixed term, rent can only be increased if the tenancy agreement contains a valid rent review clause. If there is no such clause, the rent is fixed for the duration of the term.

During a periodic tenancy: Once a tenancy has become periodic (or was granted as a periodic tenancy from the start), rent can be increased using the procedure under Section 13 of the Housing Act 1988. This requires you to serve a formal notice on Form 4 (or a notice that mirrors its requirements), proposing the new rent and the date from which it takes effect.

A valid Section 13 notice must:

• Propose a new rent (not just a percentage increase)
• Give at least one month’s notice for a monthly periodic tenancy, or one week’s notice for a weekly periodic tenancy
• Specify an increase date that falls on the first day of a period of the tenancy
• Not propose more than one increase in any 52-week period (this rule already exists under s.13(2) HA 1988)

If the tenant does not agree with the proposed increase, they can refer it to the First-tier Tribunal (Property Chamber) before the increase date. The tribunal will determine the market rent. Importantly, the tribunal can only set the market rent — it cannot reduce rent below the current level.

You cannot informally agree a rent increase verbally and rely on it later. Always use a written notice and keep a copy with proof of service.

When it applies

The Section 13 process applies to assured periodic tenancies — which is the tenure that most private tenancies in England become once the initial fixed term ends, or that some tenancies are granted as from the outset.

If you are operating under a contractual periodic tenancy with a rent review clause, the clause governs the review. However, tenants retain the right to refer any proposed rent to the tribunal.

What landlords must do

• Use the correct notice form (Form 4 or equivalent)
• Give the correct notice period for the tenancy period type
• Ensure the increase date is the first day of a period of the tenancy
• Keep a copy of the notice and proof of service (certificate of posting or email with read receipt)
• Respect the 52-week minimum between increases

What evidence to keep

• A copy of the Section 13 notice (or rent review clause if applicable)
• Proof of service — certificate of posting, recorded delivery slip, or email delivery confirmation
• Any written acknowledgement from the tenant
• Record of the date the new rent first became payable

What changed on 1 May 2026

The Renters’ Rights Act 2026 makes significant changes to how rent increases work in England.

Assured tenancies become periodic from the start. The Act abolishes fixed-term assured tenancies for new lets. All new tenancies are periodic from day one, which means the Section 13 process becomes the only permitted route to increase rent.

Once per year limit is now the legal standard. While the 52-week rule already existed, the Act restates and strengthens it. Landlords may not increase rent more than once in any rolling 12-month period.

Improved tenant challenge rights. The tenant’s ability to refer a proposed increase to the First-tier Tribunal is preserved and, under the Act, the tribunal has a duty to ensure its determination does not cause the tenant to pay above the market rate. The Act removes the ability of landlords to use a rent increase notice as an indirect tool to achieve an eviction.

Prohibited terms. Any clause in a tenancy agreement that seeks to circumvent the once-per-year rule or remove the right to refer to the tribunal is unenforceable.

From 1 May 2026, if you want to increase rent you must still use the Section 13 procedure, give the correct notice, and wait 12 months since the last increase.

Common mistakes

Using informal rent increase letters instead of Form 4. An informal letter does not satisfy the requirements of s.13 HA 1988 and cannot be the basis for enforcement. Always use the prescribed form or a notice that mirrors it.

Getting the increase date wrong. The increase date must fall on the first day of a period of the tenancy. If your tenancy runs month-to-month from the 15th, the increase must take effect from the 15th of the relevant month.

Not keeping proof of service. If a tenant later disputes whether they received the notice, you need evidence of service. Post by first class and obtain a certificate of posting as a minimum.

Increasing rent more frequently than permitted. Any increase within 12 months of the last increase is not permitted under s.13 and will be invalid. The tenant can ignore it.

Misunderstanding the tribunal process. If a tenant refers the increase to the tribunal, the tribunal sets the market rent from the proposed increase date — not from the date of the hearing. You could end up with a higher or lower figure than you proposed.

FAQ

Q: Can I increase rent at the end of a fixed term? A: Before 1 May 2026, a new fixed-term tenancy can specify a different rent. From 1 May 2026, new tenancies are periodic from the start so you would use a Section 13 notice for any increase, subject to the 12-month minimum interval.

Q: What if the tenant agrees in writing to the increase? A: A written agreement signed by the tenant is the simplest route. Keep a copy. You do not need a Section 13 notice if the tenant has formally agreed in writing to the new rent and the start date.

Q: Can I charge different rents for different tenants in an HMO? A: Yes, individual rooms in an HMO can have different rent levels. Each tenancy is treated separately for Section 13 purposes.

Q: What if I have not increased rent for several years — can I make a large increase at once? A: Yes, there is no statutory cap on the amount of any single increase, only on the frequency. However, any proposed increase can be referred to the tribunal, which will set the market rent regardless of how long it has been since the last increase. A very large increase is more likely to be referred.

Q: Does the Section 13 process apply to HMO individual room tenancies? A: Yes, if the room is let on an assured periodic tenancy. Most individual HMO room lets qualify. Check the tenancy type if you are unsure.