Can landlords still increase rent?
Yes. Landlords can still increase rent where it is appropriate to do so, but they must follow the legal process.
From 1 May 2026, most private tenancies in England are periodic tenancies. That means landlords can no longer rely on fixed-term renewals or tenancy clauses to introduce a new rent in the same way as before. Instead, rent increases must usually be made through the formal statutory process.
What are the main rules from 1 May 2026?
Rent can usually only be increased once every 12 months
From 1 May 2026, landlords can usually increase the rent once a year for an assured periodic tenancy.
A landlord also cannot increase the rent during the first year of the tenancy.
This gives tenants more certainty about when their housing costs may change and encourages landlords to plan rent reviews more carefully.
Landlords must use the section 13 process
If a landlord wants to increase the rent, they must use the section 13 process.
This means serving the correct statutory notice to the tenant using Form 4A: Landlord’s notice proposing a new rent. This process must be followed every time the rent is increased, even where the landlord and tenant have already discussed or agreed the increase.
At least two months’ notice must be given
Landlords must give tenants a minimum of two months’ notice before the new rent can take effect.
Notice can usually be served:
- in person
- by post
- by email, where the tenancy agreement allows this
The proposed rent should reflect the open market
Any increase should be in line with what the property could reasonably achieve on the open market.
That means landlords should be able to justify the new figure based on the property, its condition, its location and comparable local rents.
What if the tenant does not agree?
If a tenant believes the proposed increase is above the market rate, they can apply to the First-tier Tribunal (Property Chamber) to decide what the new rent should be.
The tribunal will look at the evidence and determine the market rent. It may decide on a rent that is:
- the same as the amount proposed
- lower than the amount proposed
- higher than the amount proposed
If the tribunal decides that paying the new rent from the proposed start date would cause the tenant undue financial hardship, it may delay when the new rent becomes payable.
What does this mean for landlords?
The key point is that rent increases must now be handled through a clear formal process.
Landlords should:
- review rents no more than once every 12 months
- avoid trying to increase rent in the first year of a tenancy
- give at least two months’ notice
- use the correct section 13 notice each time
- make sure the proposed rent is realistic and evidence-based
A well-supported increase that reflects local market conditions is more likely to be accepted and less likely to be challenged.
A more consistent approach to rent reviews
The Renters’ Rights Act does not stop landlords increasing rent, but it does create a more consistent framework for doing so.
For landlords, that means planning rent reviews carefully, keeping evidence of comparable local rents and making sure the correct notice is served at the right time.
For tenants, it means more transparency and a clear route to challenge increases they believe are too high.
Need help managing a rent increase?
If you are thinking about increasing the rent on your property, Your Move can help you understand the rules from 1 May 2026 and make sure the correct process is followed.
Talk to your local Your Move lettings team
