The way landlords raise rent in England changed fundamentally on 1 May 2026, when the main reforms of the Renters’ Rights Act 2025 came into force. There is now a single, statutory method for increasing the rent on an assured periodic tenancy, and tenants have a stronger right to challenge increases they believe are above market rate. This guide explains the new process and what you must do to raise rent lawfully. It is written for England.
This guide is part of our complete Renters’ Rights Act guide for UK landlords.
Key takeaways
- Rent can be increased once a year, to market rate, using a Section 13 notice giving at least two months’ notice.
- Rent review clauses are no longer valid — Section 13 is the only permitted route.
- Tenants can challenge an above-market increase at the First-tier Tribunal, which cannot set the rent higher than you proposed.
- Increases are no longer backdated; the new rent applies from the Tribunal’s determination date.
The one method that now applies: Section 13
Since all assured tenancies are now open-ended periodic tenancies (the old assured shorthold tenancy and its fixed terms having been abolished), every rent increase in the private rented sector must be made the same way: by serving a Section 13 notice. You complete the prescribed form (published on GOV.UK), state the new rent, and serve it on the tenant. Once served, you do not need to take any further action — if the tenant accepts, they simply pay the new amount from the date stated.
How often and how much notice
- Frequency: you can increase the rent no more than once every 12 months.
- Notice: you must give the tenant at least two months’ notice before the new rent takes effect.
- Amount: the increase should bring the rent to market rate — the price the property would achieve if newly advertised to let.
The tenant’s right to challenge
If a tenant believes the proposed rent is above market rate, they can apply to the First-tier Tribunal before the increase is due to start, notifying you that they are doing so. Three protections now apply for tenants, and they matter for landlords too:
- The Tribunal cannot set the rent higher than the figure you proposed.
- Increases are not backdated — the new rent applies from the date of the Tribunal’s determination, not the original proposed date.
- In cases of undue hardship, the Tribunal can defer the increase by up to a further two months.
The practical lesson: pitch increases at a genuine, evidenced market rate. An over-ambitious figure is more likely to be challenged and delayed, with no upside, since the Tribunal can only confirm or reduce it.
Rent review clauses no longer work
Previously, many tenancy agreements contained rent review clauses, and landlords could agree increases directly or grant a new fixed-term agreement at a higher rent. None of those routes is available now. To guarantee tenants always have a right of appeal and to prevent rent increases being used as a “backdoor eviction”, increasing rent by any means other than Section 13 is no longer permitted.
A related change: rent in advance
The Act also amended the Tenant Fees Act 2019 to curb large upfront payments. You cannot require or accept any rent in advance before the tenancy agreement is signed, and once it is signed you can ask for no more than one month’s rent (or 28 days’ rent for tenancies with rent periods shorter than a month) before the tenancy starts. After the tenancy begins, you cannot enforce a term requiring rent to be paid ahead of its due date.
Setting a fair, evidenced figure
Because the Tribunal decides challenges on market rent, your best protection is good evidence. Research comparable local lets, keep a note of asking and achieved rents for similar properties, and factor in any improvements you have made. Our guide on determining the right rent covers this in more depth. Many landlords also find that modest, regular annual increases are easier for tenants to absorb than infrequent large jumps.
Frequently asked questions
How often can I increase the rent now?
Once every 12 months, using a Section 13 notice with at least two months’ notice.
Can I still use a rent review clause in my agreement?
No. Rent review clauses are no longer permitted. Section 13 is the only lawful route to increase the rent.
Can the Tribunal raise my rent above what I asked for?
No. The Tribunal can confirm or reduce the proposed rent, but it cannot set it higher than the figure in your Section 13 notice.
Is the increase backdated if the tenant loses the challenge?
No. The new rent applies from the date of the Tribunal’s determination, so tenants are not pushed into arrears by a delayed decision.
Written by the Landlords Portal editorial team. This article is general information for UK landlords, not legal advice. The Renters’ Rights Act is being implemented in stages and secondary regulations continue to be published — check the current position or take professional advice before serving any notice. Sources: Guide to the Renters’ Rights Act (GOV.UK) and the Renters’ Rights Act 2025.
