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Rent Increases: Your Rights and How to Challenge Them

Last updated: 1 April 2026

Contents

How Rent Increases Work

In England, the rules around rent increases depend on the type of tenancy you have. For most private tenants on assured shorthold tenancies (ASTs), the rules are set out in the Housing Act 1988.

During a fixed-term tenancy: Your landlord can only increase the rent if your tenancy agreement includes a specific rent review clause. Without such a clause, the rent is fixed for the term.

During a periodic tenancy (rolling month-to-month): Your landlord can propose a rent increase using the formal Section 13 process, or you can agree to an increase informally. Under the Renters' Rights Act 2025, all tenancies are now periodic, making the Section 13 process more important than ever.

The Section 13 Process

Section 13 of the Housing Act 1988 sets out the formal process for rent increases in periodic tenancies. Your landlord must follow this process exactly, or the increase is invalid.

Requirements for a valid Section 13 notice:

  • The increase must be proposed using the correct form (currently Form 4)
  • The landlord must give at least two months' notice before the increase takes effect
  • Rent can only be increased once per year (12 months must pass since the last increase or the start of the tenancy)
  • The proposed new rent must be a specific amount, not a vague description
  • The notice must be served on the tenant in the correct way (posted or hand-delivered)

    • Under the Renters' Rights Act 2025, the Section 13 process is the only way landlords can increase rent. Rent review clauses in tenancy agreements are no longer enforceable.

    Challenging an Unfair Rent Increase

    If you believe the proposed rent increase is above the market rate, you can challenge it at the First-tier Tribunal (Property Chamber). The application is free.

    How to challenge:

  • You must apply to the tribunal before the new rent takes effect (before the date specified in the Section 13 notice)
  • Complete the application form available at gov.uk or from the tribunal office
  • The tribunal will assess whether the proposed rent is in line with the open market rent for a similar property in the area
  • The tribunal's decision is binding on both parties

    • Important: The tribunal can set the rent at any amount it considers fair, which could be the same, lower, or even higher than the landlord proposed. In practice, the tribunal rarely sets it higher, but it is technically possible. If you are confident the proposed rent exceeds market rate, the risk is low.

    Gathering Market Rent Evidence

    To support your challenge, you should gather evidence of market rents for comparable properties in your area. The tribunal will consider this evidence when making its decision.

    Useful sources of evidence:

  • Rightmove, Zoopla, and OpenRent listings for similar properties (same size, type, condition, and location)
  • ONS Private Rental Index data for your region
  • Valuation Office Agency (VOA) rental data
  • Screenshots of current listings with dates (the tribunal wants to see what is available at the time of the increase, not historical data)
  • Your property's condition relative to comparables (if your property is in worse condition, the rent should be lower)

    • Aim to find at least 3 to 5 comparable properties. Note the address, rent, number of bedrooms, property type, and any differences from your property.

    Protections Under the Renters' Rights Act 2025

    The Renters' Rights Act 2025 introduced additional protections around rent increases:

  • Rent increases are limited to once per year. Landlords cannot use Section 13 more frequently.
  • Rent review clauses are abolished. The Section 13 process is the only valid mechanism.
  • Tribunal decisions cannot exceed the landlord's proposed amount. Under the new rules, the tribunal can reduce the rent or keep it the same, but cannot set it higher than the amount the landlord asked for. This removes the risk that previously deterred tenants from challenging increases.
  • Retaliatory rent increases are prohibited. If a landlord increases rent shortly after a tenant makes a complaint or requests repairs, the tenant can argue this is retaliatory and the tribunal may refuse the increase.

    • These changes significantly strengthen tenant protections and make it safer to challenge unfair increases.

    What to Do If You Cannot Afford the Increase

    If your rent increases and you are struggling to pay, there are several steps you can take:

  • Negotiate with your landlord. Many landlords prefer a reliable tenant at a slightly lower rent over an empty property.
  • Check your benefit entitlement. Use an online benefits calculator (such as entitledto.co.uk) to check if you qualify for Universal Credit housing costs or Housing Benefit.
  • Contact your local council. If you are at risk of homelessness due to unaffordable rent, the council has a duty to help under the Homelessness Reduction Act 2017.
  • Seek advice. Shelter (0808 800 4444) and Citizens Advice can help you understand your options and negotiate with your landlord.

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    Disclaimer

    This guide provides general information about tenant rights in England based on legislation current as of 2026. It is not legal advice. If you need help with a specific situation, contact Shelter (0808 800 4444) or Citizens Advice.