Can My Landlord Increase Rent During a Fixed Term?

If you are on a fixed-term tenancy (e.g. a 12-month contract), your landlord generally cannot increase your rent during the fixed term unless there is a specific rent review clause in your tenancy agreement.

This has been a longstanding principle of tenancy law. A fixed-term tenancy is a contract for a set period, and the rent is one of the agreed terms. Changing it mid-contract without a clause permitting this would be a breach of contract.

However, the Renters' Rights Act 2025 has changed the landscape significantly. Fixed-term tenancies are being phased out in favour of periodic (rolling) tenancies. All new tenancies created after the Act's commencement are periodic from day one. Existing fixed-term tenancies will convert to periodic tenancies when their fixed term ends.

For tenants still on existing fixed-term contracts, the original terms continue to apply until the fixed term expires.

Some fixed-term tenancy agreements include a rent review clause allowing the landlord to increase rent during the term. Under the Renters' Rights Act 2025, these clauses are no longer valid for new tenancies.

For existing tenancies with a rent review clause, the clause may still apply until the fixed term ends. However, any increase under a rent review clause must still be to a market rent level and the landlord should give reasonable notice.

If you are on an older tenancy with a rent review clause:

• Check whether the clause specifies a formula (e.g. CPI + 1%) or allows any increase
• The clause must be clear and unambiguous to be enforceable
• Under the Consumer Rights Act 2015, a term that allows the landlord to increase rent without limit may be deemed unfair
• You can challenge an unreasonable increase even if the clause technically allows it

Use our fair rent tool to check whether a proposed increase is in line with local market rates.

When your fixed-term tenancy ends, it automatically becomes a periodic tenancy (rolling month-to-month or week-to-week). Under the Renters' Rights Act 2025, all tenancies are now periodic.

Once you are on a periodic tenancy, your landlord can increase your rent using the Section 13 process:

• They must give you at least two months' notice using the prescribed form
• The increase can only take effect once per 12 months
• The proposed rent must reflect the open market rate
• You can challenge the increase at a First-tier Tribunal (free to apply)

Importantly, the tribunal can now only set the rent at or below the amount the landlord proposed, not higher. This change removed the previous risk that discouraged tenants from challenging increases.

If you are approaching the end of a fixed term, consider checking local rents to prepare for any potential increase. Our fair rent tool can help.

You and your landlord can mutually agree to change the rent at any time, including during a fixed term. However, this must be a genuine agreement, not something imposed.

If your landlord asks you to agree to a rent increase mid-tenancy:

• You are under no obligation to agree
• The increase cannot be a condition of the tenancy continuing (that would effectively be a threat of eviction)
• If you do agree, get the new amount confirmed in writing and ensure both parties sign
• Under the Renters' Rights Act 2025, your landlord cannot evict you for refusing to agree to a mid-term increase

Be cautious about agreeing to increases outside the Section 13 process. If you agree informally and later dispute it, proving the agreement existed can be difficult.