VOL. I · Market edition, MMXXVIEngland & Wales · Templates · Reviews · Handoffs
Guide

Rent increases (England & Wales)

When and how a landlord can lawfully raise your rent, the rules introduced by the Renters’ Rights Act 2025, and how to challenge an increase at tribunal.

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By The Counsel editorial deskReviewed against primary legislation and case law for England & WalesLast reviewed 15 June 2026How we source this →
01

One increase per 12 months, by notice only

From 1 May 2026, the only lawful way for a landlord to increase rent in a periodic tenancy under the Housing Act 1988 is by serving a valid section 13 notice using the updated Form 4A. The notice must give at least two months’ warning before the new rent takes effect. A landlord cannot increase rent more than once in any 12-month period. Any other method — a letter, an email, a clause triggering automatic increases — is not enforceable without a valid section 13 notice.

02

What level of increase can a landlord seek?

The Renters’ Rights Act 2025 does not introduce rent controls setting a maximum increase. A landlord may propose any figure, but it must reflect the market rent for comparable properties in the area. If you challenge the increase at the First-tier Tribunal (Property Chamber), the tribunal will assess the market rent. Crucially, the tribunal cannot set the new rent higher than the amount the landlord proposed in the notice, even if the market would support more.

03

Challenging an increase at tribunal

If you believe the proposed increase is above the market rent, you can refer it to the First-tier Tribunal (Property Chamber) before the notice takes effect. There is no fee for the referral, and once it is made the increase is on hold until the tribunal decides. The new rent does not take effect retrospectively; it takes effect only from the date of the tribunal’s determination, and the tribunal may defer the increase by up to two months where immediate implementation would cause hardship.

04

What a rent increase notice must say

Form 4A must specify the proposed new rent and the date from which it takes effect. The effective date must be at least two months from the date of service and must fall on the first day of a period of the tenancy (usually the rent-payment date). A notice that does not comply with these requirements is invalid and cannot take effect.

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My landlord emailed to say rent is going up next month. Do I have to pay it?

An informal email is not a valid section 13 notice and does not legally increase the rent. Your landlord must serve Form 4A with at least two months’ notice expiring on the correct date. Until a valid notice has been served and the date has passed (or a tribunal has determined the new rent), your rent stays at the existing level.

If I go to the tribunal, could the rent end up higher than my landlord asked for?

No. Since 1 May 2026, under the Renters’ Rights Act 2025, the tribunal cannot set the rent above the amount proposed in the landlord’s section 13 notice. The worst outcome of a referral is that the tribunal agrees with the landlord’s figure.

Can The Counsel tell me the market rent for my area?

The Counsel is an AI legal information tool, not a valuation service. It can explain the tribunal process and what factors are considered, but it cannot give a valuation or predict what a tribunal would decide. For local market rents, comparable listings on the major property portals are what tenants typically use as evidence at tribunal.

The Counsel is an AI tool for England & Wales. It provides legal information, not legal advice, and does not replace a regulated solicitor. For anything high-value or contested, take advice before you act.

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