Can My Landlord Increase My Rent? Rules for 2026

Under the Renters' Rights Act 2025, the rules around rent increases have changed significantly. All Section 21 "no fault" evictions have been abolished, and the rent increase process is now more tightly regulated.

Your landlord can only increase your rent using the Section 13 process. This means they must serve you a formal notice (a Section 13 notice) proposing the new rent amount. They cannot simply tell you verbally or put it in a text message.

The key rules are:

• Rent can only be increased once per year (once every 12 months)
• The landlord must give you at least two months' notice using the prescribed Section 13 form
• The proposed increase must be to a market rent level, not an arbitrary amount
• You have the right to challenge the increase at a First-tier Tribunal

Rent review clauses in tenancy agreements that allow increases by a fixed percentage or formula are no longer valid under the Renters' Rights Act 2025. All increases must go through the Section 13 route.

Your landlord must follow a specific legal process to increase your rent:

• Step 1: The landlord serves you a Section 13 notice (Form 4) proposing the new rent
• Step 2: The notice must state the current rent, the proposed new rent, and the date the increase takes effect
• Step 3: You have until the proposed start date to decide whether to accept or challenge it
• Step 4: If you do nothing, the new rent takes effect on the date stated in the notice

The notice period is two months for most tenancies. The increase cannot take effect less than 12 months after the start of your tenancy or less than 12 months after the last rent increase, whichever is later.

If the notice is not served correctly (wrong form, insufficient notice period, too soon after the last increase), it is invalid and you can continue paying the current rent.

If you believe the proposed rent increase is above market rate, you can refer it to the First-tier Tribunal (Property Chamber). The application is free and you do not need a solicitor.

Here is how the process works:

• You must apply before the proposed start date of the increase
• The tribunal will assess what the open market rent would be for your property
• They consider the property's condition, size, location, and comparable rents in the area
• They can set the rent at the market rate, which could be lower, the same, or higher than the landlord proposed

Important change for 2026: Under the Renters' Rights Act 2025, the tribunal can only set the rent at or below the amount proposed by the landlord. Previously, the tribunal could set a rent higher than the landlord asked for, which discouraged tenants from challenging. This risk has now been removed.

To strengthen your case, gather evidence of comparable rents in your area. Check rental listings on Rightmove and Zoopla for similar properties. You can also use our fair rent checker to see how your rent compares to the local average.

The tribunal process typically takes 4 to 8 weeks from application to decision.

A rent increase should reflect the open market rent for your property. Here is how to assess whether it is reasonable:

• Compare similar properties: Search Rightmove and Zoopla for properties of a similar size, type, and condition in your area. Focus on asking rents, not sold prices.
• Check the ONS data: The Office for National Statistics publishes monthly private rental statistics broken down by region.
• Consider the property condition: If your property needs repairs or has issues like damp, the market rent should be lower than a well-maintained equivalent.
• Look at the percentage increase: While there is no cap on rent increases, anything significantly above inflation should be supported by local market evidence.

Use our fair rent checker to see a quick comparison of your rent against the local average for your property type and area.

If the increase is clearly above market rate, you have strong grounds for a tribunal challenge. If it is roughly in line with comparable properties, it may be harder to dispute even if it feels steep.

The Renters' Rights Act 2025 introduced several important protections around rent:

• No retaliatory increases: Landlords cannot use rent increases as punishment for tenants who have complained about repairs or exercised their rights. If a tribunal finds an increase is retaliatory, they can reject it.
• No bidding wars: It is now illegal for landlords or agents to invite or accept offers above the advertised rent for a new tenancy.
• Rent repayment orders: If your landlord commits certain offences (such as failing to licence an HMO), you can apply for a rent repayment order to recover up to 12 months of rent.
• Section 21 abolition: Since no-fault evictions are abolished, your landlord cannot evict you simply because you challenged a rent increase.

These changes mean tenants are in a much stronger position to challenge unfair rent increases without fear of losing their home.

If you believe your rent increase is unfair or has not followed the correct process, contact Citizens Advice (0800 144 8848) or Shelter (0808 800 4444) for free guidance.