Renters' Rights Act
How do landlords increase rent under the Renters' Rights Act?
By Oscar Mustill, Founder of LeaseLink ยท Last updated 21 October 2026
Quick answer
In England, landlords can increase rent once a year, to no more than the market rate, by serving a Section 13 notice with at least 2 months' notice. Rent review clauses in tenancy agreements no longer work. Tenants can challenge an increase at the First-tier Tribunal before it starts, and the tribunal can't set the rent higher than you proposed.
At a glance: rent increase rules
| Rule | What it means |
|---|---|
| How often | Once every 12 months |
| How | Section 13 notice, using the current prescribed form on GOV.UK |
| Notice | At least 2 months before the new rent starts |
| How much | Up to the open market rent for similar local properties |
| Rent review clauses | Not allowed as a way to increase rent |
| If the tenant challenges | The tribunal sets market rent, never above your figure, from the date of its decision |
| Hardship | The tribunal can delay the increase by up to 2 more months |
Is there a cap on how much rent can go up?
There's no fixed percentage cap. The limit is the market rent: what a similar property in the same area would let for today. If a tenant challenges, the tribunal decides that figure using local evidence. Proposing more than the market rate risks a challenge and wasted time.
How do I increase rent legally? (step by step)
- Check the date. Make sure 12 months have passed since the tenancy started or since the last increase.
- Research market rent. Find 3 to 5 similar properties nearby (same type, size and condition) that are let or advertised now. Save screenshots and dates.
- Set a fair figure. Pitch the rent at or slightly below market. A fair rise is rarely challenged and keeps a good tenant.
- Talk to the tenant first. A short conversation or message explaining the reason reduces disputes.
- Serve the Section 13 notice using the current form from GOV.UK. Give at least 2 months' notice and fill in every field.
- Keep proof of service with the date and method.
- Update your rent records so the new amount starts on the right date.
Can a tenant refuse a rent increase?
A tenant can't simply refuse, but they can apply to the First-tier Tribunal (Property Chamber) before the new rent starts. The tribunal then sets the market rent. It can't go above your proposed figure, and the new rent applies from its decision date, not backdated.
What can't landlords do?
- Increase rent more than once a year.
- Rely on a rent review clause in the tenancy agreement.
- Use a rent increase to force a tenant out. Tribunals look at market evidence.
- Ask for more than 1 month's rent in advance when a tenancy starts.
- Invite or accept offers above the advertised rent. Rental bidding is banned.
If you're a tenant
You should get a Section 13 notice with at least 2 months' warning. If you think the new rent is above the local market rate, you can apply to the First-tier Tribunal before it starts. Gather adverts for similar homes nearby as evidence. Citizens Advice and Shelter can help.
How LeaseLink helps
- Rent tracking records each tenancy's rent, due day and payment history, so you know when 12 months have passed.
- Messages keep a dated record of every conversation about the increase.
- Legal documents store each notice against the right property and tenant.
- Reports show income across your portfolio before and after changes.
Frequently asked questions
How often can a landlord increase rent in 2026?
Once every 12 months, using a Section 13 notice.
How much notice must a landlord give for a rent increase?
At least 2 months.
Is there a maximum rent increase?
No fixed percentage. The limit is market rent for similar local properties.
Can my tenancy agreement set automatic yearly increases?
No. Rent review clauses can't be used to increase rent any more.
What happens if my tenant goes to tribunal?
The tribunal sets the market rent, no higher than your proposal, starting from its decision date.
Can I ask for 6 months' rent upfront?
No. The maximum is 1 month's rent, and only after the agreement is signed and before the tenancy begins.
Sources
This article is general information, not legal advice. Check the latest rules on GOV.UK before serving any notice.