How do landlords increase rent under the Renters' Rights Act?
Since 1 May 2026, landlords in England can only increase the rent on an assured tenancy once a year, using a Section 13 notice on the prescribed form with at least two months' notice. Tenants can challenge the increase at the First-tier Tribunal, which decides the market rent.
Read more in our guide: Selling a portfolio with tenants
Key facts at a glance
| Item | Detail |
|---|---|
| Procedure | Section 13 of the Housing Act 1988, on the prescribed form |
| How often | Once a year |
| Minimum notice | Two months |
| Rent review clauses | No longer effective |
| Tenant challenge | To the First-tier Tribunal before the increase takes effect |
| Tribunal decision | Sets the open market rent and cannot set a higher figure than the landlord proposed |
| Agreed increases | A tenant can agree a different rent, but the once-a-year rule still applies |
How the Process Works
The landlord serves the notice proposing the new rent and the date it starts, which must be at least two months later and at least a year since the last increase. If the tenant does nothing, the new rent applies from that date. If the tenant applies to the First-tier Tribunal, it decides what the property would let for on the open market. Under the Renters' Rights Act, an increase decided by the tribunal generally takes effect from the date of its decision, so landlords cannot rely on a backdated increase.
Why Rents Matter When You Sell
- Investors price on the rent roll and yield, so rents well below market reduce the price.
- Because increases are limited to once a year and can be challenged, buyers place less weight on 'potential' rent than on the rent actually being paid.
- Keep copies of every Section 13 notice and proof of service; buyers check that the current rents are lawful.
- A sudden round of increases just before a sale can unsettle tenants and lead to tribunal challenges, which buyers will see.
Official Sources and Further Reading
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Since 1 May 2026, landlords in England can only increase the rent on an assured tenancy once a year, using a Section 13 notice on the prescribed form with at least two months' notice. Tenants can challenge the increase at the First-tier Tribunal, which decides the market rent.
Once a year, using a Section 13 notice with at least two months' notice, for assured tenancies in England from 1 May 2026.
A tenant can challenge it at the First-tier Tribunal, which will decide the market rent. It cannot set a rent higher than the landlord proposed.
No. Since 1 May 2026, rent can only be increased through the Section 13 procedure, so rent review clauses no longer have effect.
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