Tenant guide
Rent Increases in England 2026: The Rules Your Landlord Must Follow
Reviewed by a qualified UK housing solicitor • Updated: May 2026
Sources: GOV.UK, Shelter England, NRLA, Citizens Advice
Reading time: ~9 min
Law changed 1 May 2026 — this page reflects current rules.
Since 1 May 2026, rent can only be raised once in any 12-month period, only via a formal Section 13 notice and only to a level the First-tier Tribunal would consider 'market rent'. Old rent-review clauses no longer apply.
How Often Can Rent Be Increased?
Once per 12-month period — no exceptions. The landlord must serve a Section 13 notice (Form 4) giving at least two months' written notice before the new rent takes effect.
How Must the Notice Be Given?
On the prescribed Section 13 form, correctly dated and served. Verbal increases, email-only notifications without the form, or any reliance on an old rent-review clause from a pre-2026 contract are not enforceable.
What Is a 'Fair' Rent Increase?
The benchmark is open market rent — what the same property would let for today, given local comparables. The First-tier Tribunal uses recent local lettings and condition of the property to decide.
How to Challenge a Rent Increase
You have until the date the new rent is due to start to apply to the Tribunal. Use Form Rents1 on GOV.UK. There is no application fee in most cases.
- Receive a Section 13 notice (Form 4) from the landlord.
- Decide whether the proposed rent is above market — collect 3–5 local comparables.
- Submit Form Rents1 to the First-tier Tribunal before the proposed start date.
- Attend the hearing (paper or in person) and present your evidence.
- The Tribunal sets the rent — it can be unchanged, reduced, but never above the landlord's figure.
What Landlords Cannot Do
Landlords cannot backdate an increase, pressure you into agreeing verbally, or punish you for challenging an increase. Retaliatory eviction is prevented because all possession routes require a Section 8 ground.
Rent Bidding Wars — Now Illegal
The Renters' Rights Act bans landlords and agents from accepting offers above the advertised rent or inviting prospective tenants to bid against each other. The advertised price is now the maximum at the point of letting.
Frequently asked questions
Can my landlord raise rent mid-tenancy?+
Only via a Section 13 notice and only once in any 12-month period, with two months' written notice.
What if my landlord raises rent without notice?+
Any increase without a valid Section 13 notice is unenforceable. Pay the original rent and keep written records. Get advice from Shelter or Citizens Advice.
Will challenging a rent increase get me evicted?+
No. Section 21 is gone, so there is no 'revenge eviction' route. The landlord would need a valid Section 8 ground to take any possession action.
What does the Tribunal consider when reviewing rent?+
Local comparable rents for similar properties in similar condition, plus the property's actual condition and any unique features.
Does this apply to social housing?+
No. Social and council tenancies follow separate rules set by your landlord (housing association or council) and the Regulator of Social Housing.