How rent increases work for private tenants in England
Most private tenants in England have an assured periodic tenancy. Since 1 May 2026, under the Renters' Rights Act, the only way a landlord can raise the rent of one is with a section 13 notice.
The rules for a rent increase
- The landlord must use form 4A, "Landlord's notice proposing a new rent".
- They must give at least 2 months' notice.
- The rent can go up only once a year, and not in the first year of the tenancy.
- Rent review clauses in tenancy agreements can no longer be used to raise the rent.
- Agreeing informally to pay more does not change the rent unless the landlord also serves a section 13 notice.
A notice that does not follow these rules is not valid, and the rent cannot go up until the landlord serves one that is. If your landlord gave you a notice before 1 May 2026, the notice period and new rent in that notice still apply.
What you can do about a notice
You can accept the new rent, try to agree a different one with your landlord, or ask the First-tier Tribunal (Property Chamber) to decide the rent. Your landlord cannot evict you for challenging a rent increase.
Asking a tribunal to decide the rent
- Apply before the date the new rent would start, even if you are still collecting evidence.
- Apply online or with form MR1, and send a copy to your landlord.
- It costs £47. You may be able to get help with the fee if you are on a low income.
For notices given from 1 May 2026, the tribunal cannot set a rent higher than your landlord asked for. The new rent normally starts from the next rent period after the tribunal decides, and the tribunal can delay it by up to 2 months if paying it straight away would cause undue hardship.
If your tenancy started less than 6 months ago, you can also ask the tribunal to decide the rent if you think the starting rent is more than the market rent.
Read how rent tribunals decide the rent and what evidence they give weight to.
For landlords
A proposed rent close to what similar homes nearby let for is the most likely to be upheld if your tenant challenges it. Search tribunal decisions near the property to see what tribunals decided for similar homes.