Updated July 2026 for the Renters’ Rights Act. The rules on increasing rent changed on 1 May 2026. You can no longer rely on rent-review clauses or agree ad-hoc increases mid-tenancy. Instead there is one lawful route: a Section 13 notice, usable once a year, with the tenant able to challenge it at tribunal. This guide explains the rules; for the step-by-step notice, see our Section 13 how-to.
Key takeaways
- Rent can be increased once every 12 months — no more.
- You must use a Section 13 notice giving at least two months’ notice.
- Rent-review clauses no longer work — the statutory route is the only way.
- The tenant can challenge the increase at the First-tier Tribunal, which cannot set the rent higher than you proposed.
- Increases must be to a level that is in line with market rents.
How often can you increase the rent?
Once per year. Because fixed terms and rent-review clauses are gone, every rent increase on an assured tenancy must go through Section 13, and you can only serve one such notice in any 12-month period.
How much can you increase it by?
There is no fixed cap, but the proposed rent must be in line with the market rent for a similar property. If the tenant thinks your figure is above market, they can apply to the First-tier Tribunal, which will determine the market rent — and, crucially, cannot set it higher than the amount you proposed. The increase also cannot be backdated to before the tribunal’s decision.
The correct process
- Serve a valid Section 13 notice (the prescribed form) at least two months before the new rent starts.
- The new rent takes effect from the date in the notice unless the tenant challenges it.
- If challenged, the rent is set by the tribunal — never above your proposed figure.
For exactly how to fill in and serve the form, follow our Section 13 notice how-to guide. For the wider reforms, see the Renters’ Rights Act landlord guide.
Common mistakes to avoid
- Relying on a rent-review clause — these are no longer enforceable for increases.
- Increasing more than once a year or giving less than two months’ notice.
- Setting rent above market to “leave room to negotiate” — the tribunal can only go down.
- Trying to force an increase to make a tenant leave — that risks a rent-related dispute and reputational harm.
Frequently asked questions
Can I still use a rent-review clause?
No. Since 1 May 2026 the only lawful way to raise rent on an assured tenancy is a Section 13 notice, once a year.
How much notice must I give?
At least two months before the new rent takes effect.
What if the tenant challenges the increase?
They can apply to the First-tier Tribunal, which sets the market rent but cannot set it higher than you proposed, nor backdate it.
Written by the Landlords Portal team — experienced UK landlords covering the private rented sector. This article is general information, not legal advice.
