How to increase rent legally under the Renters' Rights Act: a step-by-step guide
From 1 May 2026, rent can only be increased once per year using the Section 13 process. Contractual rent review clauses are no longer valid. This guide walks through the exact steps landlords must follow to increase rent lawfully.
The Renters' Rights Act 2025 has fundamentally changed how landlords can increase rent. From 1 May 2026, the only lawful method is the Section 13 notice process.
What has changed
Previously, landlords could include contractual rent review clauses in tenancy agreements, allowing automatic increases at fixed intervals or by fixed amounts. These clauses are no longer enforceable. All rent increases must now go through the statutory Section 13 process.
The rules
Rent can only be increased once per year. The landlord must give at least two months' notice using Form 4A. The increase cannot take effect during the first 12 months of a new tenancy. The proposed rent must reflect market rent for the property.
Step by step
First, research comparable market rents for similar properties in the same area. This is your evidence base if the tenant challenges the increase.
Second, complete Form 4A with the current rent, proposed new rent, and the date the increase will take effect. The form is available on GOV.UK.
Third, serve the notice on the tenant at least two months before the proposed increase date.
Fourth, if the tenant does not challenge the increase, the new rent applies from the date specified in the notice.
What if the tenant challenges it
The tenant can refer the proposed increase to the First-tier Tribunal. The Tribunal will assess whether the proposed rent is at or below market rent. Importantly, the Tribunal can no longer set a rent higher than what the landlord proposed, removing a deterrent that previously discouraged tenants from challenging increases.
If the Tribunal determines the proposed rent is above market rent, it will set a lower figure. Limited deferrals may be granted in hardship cases.
Practical advice
Keep your proposed increases reasonable and evidence-based. A modest, well-evidenced increase is less likely to be challenged than an aggressive one. Document your comparable evidence in case you need to present it to the Tribunal.
This content is for general informational purposes only and does not constitute legal, financial, or professional advice. Always verify information against the original source and seek independent professional guidance before acting on any regulatory matter.
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