Rent Increases
What changed under the Renters’ Rights Act 2025
Section 21 abolished. Fixed-term assured tenancies abolished. Ground 8 threshold raised to 3 months. Information Sheet required for every tenancy by 31 May 2026. Read the full guide.
Rent increases on assured periodic tenancies are now strictly regulated. From 1 May 2026 the only legal way to raise rent is a Section 13 notice on Form 4 — contractual rent review clauses are void. Two months’ notice is required, increases can happen no more than once a year, and tenants can challenge at the First-tier Tribunal.
Rent increases under the new regime
Until 30 April 2026, landlords had several routes to raise rent: a contractual rent review clause in the tenancy agreement, a Section 13 notice (used mostly for periodic tenancies), or by mutual agreement at renewal. The Renters’ Rights Act 2025 swept most of this away.
From 1 May 2026, the only legal way to increase rent on an assured periodic tenancy is to serve a Section 13 notice on the prescribed Form 4. Contractual rent review clauses are void. The minimum notice period is two months. Rent can only be increased once every 52 weeks.
The Section 13 / Form 4 procedure
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Check timing. The first rent increase cannot take effect before the tenancy is at least 52 weeks old. Any subsequent increase must be at least 52 weeks after the previous increase. The two-month notice period runs in addition.
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Decide the new rent. The landlord proposes the figure. There is no legal cap, but the new rent must be reasonable; the tenant can challenge an excessive increase at the First-tier Tribunal.
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Complete Form 4. The prescribed form sets out the property, the parties, the current rent, the proposed new rent, the date the new rent is to take effect, and the tenant’s right to challenge. Use the form current at the date of service.
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Serve the notice on the tenant. Recorded delivery or hand-delivery with proof. Email is generally not sufficient unless the tenancy permits it.
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Wait at least two months. The new rent cannot take effect before the date specified in the notice, which must be at least two months from service.
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If the tenant accepts — the new rent takes effect on the specified date.
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If the tenant challenges — they apply to the First-tier Tribunal (Property Chamber) before the rent increase date. The tribunal determines the open-market rent. Until the tribunal determines, the existing rent continues. The tribunal’s decision is binding.
Common mistakes
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Trying to use a contractual review clause. Any contractual review clause in the tenancy agreement is void from 1 May 2026. The clause has no effect; only Section 13 / Form 4 works.
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Using the wrong form. Form 4 is the prescribed Section 13 form. Form 3 (used historically for some assured tenancies) and other formats are not valid for assured periodic tenancies.
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Insufficient notice. Two months is the minimum. A notice giving less is invalid; the landlord must serve a fresh notice and start the clock again.
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Increasing too soon after the last increase. 52 weeks must pass between increases. Increasing after, say, 11 months is invalid.
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An unreasonable proposed rent. The proposed rent must be defensible against an open-market comparison at the First-tier Tribunal. Setting it well above market is risky and likely to be reduced.
Tenant’s right to challenge
A tenant who disagrees with the proposed rent can apply to the First-tier Tribunal (Property Chamber, Residential Property) before the date the new rent is to take effect. The tribunal:
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Considers the open-market rent for the property in its current condition.
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Has regard to comparable properties in the area.
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Cannot increase the rent above the figure proposed by the landlord.
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Can reduce the rent below the proposed figure to the open-market rate.
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Can determine an effective date for the new rent (which may be earlier or later than the landlord’s proposed date).
The tribunal’s decision is binding on both parties. Until the tribunal determines, the rent stays at its current level.
Practical advice
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Plan annual reviews. Build a rent-review calendar into your management routine. Each tenancy needs a flag for the earliest date it can be increased.
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Research local market rents before setting a proposed figure. A rent above local comparables invites a tribunal challenge.
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Communicate before serving. A formal Section 13 notice is hostile; an informal heads-up to the tenant is professional. Many tenants accept a reasonable increase without challenge.
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Keep records. Date the tenancy began, dates of any prior increases, the served Form 4, and proof of service.
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Don’t bundle changes. Section 13 only changes the rent. Other changes to terms (parking, pets, etc.) need separate negotiation and cannot be imposed via Form 4.