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 4A — contractual rent review clauses no longer have effect. At least 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 a private assured tenancy is to serve a Section 13 notice on the prescribed Form 4A. Contractual rent review clauses no longer have effect — gov.uk confirms that even an increase agreed before 1 May 2026 does not apply if it was due to take effect after that date. The minimum notice period is two months. Rent can only be increased once a year, and not in the first year of the tenancy.

The Section 13 / Form 4A procedure

1. Check timing. Rent cannot be increased in the first year of the tenancy, and any subsequent increase must be at least a year after the date the last increase took effect. The two-month notice period runs in addition.

2. Decide the new rent. The landlord proposes the figure. There is no legal cap, but the new rent must be defensible as an open-market rent; the tenant can challenge an excessive increase at the First-tier Tribunal.

3. Complete Form 4A. The prescribed form (published free on gov.uk) 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.

4. Serve the notice on the tenant. Recorded delivery or hand-delivery with proof. Email is generally not sufficient unless the tenancy permits it.

5. 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.

6. If the tenant accepts — the new rent takes effect on the specified date.

7. If the tenant challenges — they apply to the First-tier Tribunal (Property Chamber) before the date the new rent is due to take effect. The tribunal determines the open-market rent, and cannot set a figure higher than the landlord proposed. Until the tribunal determines, the existing rent continues. The tribunal’s decision is binding.

Common mistakes

• Trying to use a contractual review clause. Any contractual review clause in the tenancy agreement ceased to have effect from 1 May 2026. The clause achieves nothing; only Section 13 / Form 4A works.

• Using the wrong form. Form 4A is the prescribed Section 13 form for privately rented property from 1 May 2026. The old Form 4 is now for social housing only — gov.uk marks it "Do not use this form if the property is rented privately". Form 3 (used historically for some assured tenancies) is not valid either.

• 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.

• Increasing too soon after the last increase. A year must pass from the date the last increase took effect. Increasing after, say, 11 months is invalid — as is any increase in the first year of the tenancy.

• 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:

• Considers the open-market rent for the property in its current condition.

• Has regard to comparable properties in the area.

• Cannot increase the rent above the figure proposed by the landlord — the outcome is the open-market rent if that is lower, otherwise the proposed rent.

• Never applies an increase retrospectively. Where the decision arrives later than the date given in the notice, the higher rent starts only once the tribunal has decided.

• Can defer the increase by up to a further two months where the tenant would suffer undue hardship.

The tribunal’s decision is binding on both parties. Until the tribunal determines, the rent stays at its current level.

Practical advice

• 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.

• Research local market rents before setting a proposed figure. A rent above local comparables invites a tribunal challenge.

• 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.

• Keep records. Date the tenancy began, dates of any prior increases, the served Form 4A, and proof of service.

• 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 4A.

Related guidance

• Section 13 notice — Form 4A guide

• Form 4 — the pre-May 2026 notice, now social housing only

• Form 3 — what it was used for and why it no longer applies

• Renters’ Rights Act 2025 — full guide