Rent Increases for Residential Landlords in England After the Renters’ Rights Act

The Renters’ Rights Act has significantly changed how landlords in England can increase rent. Since 1 May 2026, all private residential tenancies are now assured periodic tenancies, and landlords must follow a stricter legal process when proposing a rent increase.

If you are a landlord, property investor, or letting agent, it is important to understand the new rules before increasing rent. Failure to follow the correct procedure could result in the increase being invalid and may lead to disputes or tribunal challenges.

This guide explains how to increase rent legally under the Renters’ Rights Act, the Section 13 process, notice requirements, tenant rights, and best practice for landlords.

What Changed Under the Renters’ Rights Act?

The Renters’ Rights Act introduced major reforms to the private rented sector in England.

Key changes include:

Assured shorthold tenancies (ASTs) have been replaced by assured periodic tenancies
Landlords can no longer rely on fixed-term tenancy structures
Rent increases can only be made using the statutory Section 13 process
Contractual rent review clauses are no longer effective for increasing rent during an assured periodic tenancy
Rent can only be increased once every 12 months
Tenants can challenge rent increases that exceed market rent levels

Can Landlords Still Increase Rent?

Yes.

The Renters’ Rights Act does not prevent landlords from increasing rent. However, it introduces a standardised legal process that must be followed.

Landlords cannot simply send an email, text message, or verbal request demanding a higher rent.

To increase rent lawfully, landlords must use a Section 13 rent increase notice on the prescribed government Form 4A.

Step 1: Check Whether You Can Increase the Rent

Before serving a rent increase notice, landlords should confirm:

At least 12 months have passed since the tenancy started or the last rent increase took effect
The tenancy is an assured periodic tenancy
The proposed rent reflects the local market rate

Under the new rules, landlords cannot increase rent more than once per year.

Step 2: Complete Form 4A (Section 13 Notice)

The legal mechanism for increasing rent is the Section 13 procedure. Landlords may alternatively choose to sign a new tenancy agreement. Click here for the pros and cons of a rent increase notice vs new tenancy agreement.

Landlords must complete Form 4A, which sets out:

The property’s address
The tenant’s details
The current rent
The proposed new rent
The date the increase will take effect

This is the only recognised statutory route for increasing rent in most private residential tenancies in England.

Step 3: Give the Tenant at Least Two Months’ Notice

Landlords must provide a minimum of two months’ notice before the new rent can take effect.

The notice can usually be served:

In person
By post
By email (if permitted by the tenancy agreement)

The rent increase cannot begin until the notice period has expired.

Step 4: Ensure the Proposed Rent Reflects Market Value

One of the biggest changes introduced by the Renters’ Rights Act is the increased ability for tenants to challenge rent increases.

The proposed rent should be based on:

Comparable local rental properties
Property condition
Location
Size and layout
Local demand
Amenities and features

Landlords should gather evidence before proposing an increase, particularly in areas where rents have risen significantly.

What Happens if the Tenant Challenges the Rent Increase?

If a tenant believes the proposed rent exceeds market value, they can apply to the First-tier Tribunal (Property Chamber).

The tribunal will assess:

Comparable rental evidence
Local market conditions
Property standards
The reasonableness of the proposed increase

The tribunal can determine a different rent if it believes the landlord’s proposed figure is too high.

Can Landlords Use Rent Review Clauses?

In most cases, no.

One of the major reforms introduced by the Renters’ Rights Act is that contractual rent review clauses no longer override the statutory Section 13 process.

Even where an agreement contains annual rent review wording, landlords will generally need to use Form 4A and follow the statutory notice procedure.

Common Mistakes Landlords Make

Serving the Wrong Notice

Using an outdated form or incorrect paperwork can invalidate the increase.

Increasing Rent Too Frequently

The law only permits one increase every 12 months.

Ignoring Market Evidence

Large increases without supporting evidence are more likely to be challenged.

Poor Communication

Tenants are often more receptive to rent increases when landlords explain the reasons clearly.

Relying on Informal Agreements

Texts, phone calls, and verbal discussions do not replace the formal Section 13 process.

Best Practice for Landlords

To minimise disputes:

Review local market rents before proposing an increase
Keep records of comparable rental properties
Serve Form 4A correctly
Give at least two months’ notice
Communicate professionally with tenants
Avoid excessive rent increases that cannot be justified by market evidence
Retain copies of all notices and correspondence

Many professional landlords now favour smaller annual increases rather than large adjustments after several years without review.

Frequently Asked Questions

How often can a landlord increase rent under the Renters’ Rights Act?

In most cases, landlords can only increase rent once every 12 months.

Do landlords still use Section 13 notices?

Yes. The Section 13 process is now the primary legal route for increasing rent in assured periodic tenancies.

How much notice must landlords give?

Landlords must provide at least two months’ notice before the new rent takes effect.

Can tenants challenge a rent increase?

Yes. Tenants can apply to the First-tier Tribunal if they believe the proposed rent exceeds market value.

Can landlords increase rent whenever they want?

No. Rent can only be increased once every 12 months and must follow the statutory Section 13 process.

Final Thoughts

The Renters’ Rights Act has fundamentally changed the rent increase process for landlords in England. While landlords still have the right to increase rent, they must now follow a clear statutory procedure using Form 4A and provide at least two months’ notice.

The safest approach is to ensure every rent increase is supported by local market evidence, properly documented, and communicated professionally. By following the correct process, landlords can protect their rental income while remaining compliant with the latest residential letting legislation in England.