No, not anymore. Since 1 May 2026, when the Renters’ Rights Act 2025 kicked in, landlords in England can only raise rent once every 12 months, and even then, only by serving a proper Section 13 notice with at least two months’ warning. So, can a landlord increase rent anytime? Not under these rules, no. Rent review clauses baked into tenancy agreements went void as of that same date. And if a tenant thinks the new rent is above market rate, they can challenge it at the First-tier Tribunal, with no cost involved.
- Landlords in England can only increase rent once per year under the Renters’ Rights Act 2025
- A Section 13 notice must be served,d giving at least two months’ notice
- Rent review clauses in tenancy agreements became void on 1 May 2026
- Tenants can challenge any increase at the First-tier Tribunal without paying a fee
- The tribunal can confirm or lower the proposed rent, but cannot set it higher than what the landlord proposed
- Fixed-term tenancies no longer exist in England as of 1 May 2026 – all tenancies are now periodic
- Average advertised rents outside London stood at £1,370 per month in Q1 2026, according to Rightmove
What Changed on 1 May 2026?
The Renters’ Rights Act 2025 is the biggest change to private renting in England since the late 1980s. It came into force on 1 May 2026 and changed several things about how and when landlords can raise rent.
Before this date, landlords could sometimes use rent review clauses written into tenancy agreements to increase rent during a fixed term, or rely on an agreement with the tenant. Those routes are now gone. From May 2026, Section 13 is the only legal route for a rent increase, and it comes with strict rules on notice periods and how often it can be applied.
If you want to understand your full rights as a tenant beyond rent increases, Stories Buzz’s complete guide to tenant rights in the UK covers everything in detail, including eviction rights, repairs, and deposits.
Can a Landlord Increase Rent During a Fixed-Term Tenancy?
Can a landlord increase rent during a fixed-term tenancy? Here’s the short answer: fixed-term tenancies don’t exist anymore in England, not since 1 May 2026. The Renters’ Rights Act changed everything. Every assured shorthold tenancy got converted into a periodic assured tenancy, so now they all just roll on month to month or week to week.
No end date, no fixed term, none of that. If you signed an agreement before that date with a fixed term built in, it converted automatically. You didn’t have to lift a finger. And here’s the bit landlords often miss: those rent review clauses that used to let them bump up the rent at set intervals? Void. Doesn’t matter if it’s an old agreement or a new one; a landlord can’t point to a clause and use it to raise rent. Section 13 is the only door left open.
Also read: Britain’s New Border: The Brutal Truth About Getting a UK Work Visa in 2026
How Does a Section 13 Notice Work?
A Section 13 notice is the formal legal document a landlord must use to propose a rent increase. The rules are straightforward. The landlord must use the correct prescribed form, give at least two months’ notice before the increase takes effect, propose a rent that reflects local market rates, and only do this once every 12 months. The tenant does not need to agree or respond. If no challenge is made, the rent automatically increases when the notice period expires.
If the tenant thinks the proposed rent is above market rate, they can apply to the First-tier Tribunal before the notice expires. There is a standard £47 application fee, though tenants on low incomes can apply for help with this cost. The tribunal decides what the market rent should be and can confirm the landlord’s proposed figure or reduce it, but under the Renters’ Rights Act, it cannot set a rent higher than the one the landlord proposed. Importantly, the new rent cannot be backdated under the current rules.
A Real-Life Example of How a Rent Increase Works in 2026
Let’s put this into a real example. Your rent’s £900 a month right now, and your landlord wants to push it up to £1,050 starting September 2026. What actually needs to happen for that to be legal? Let’s walk through it.
Your landlord must serve you a valid Section 13 notice in writing using the prescribed government form. Because the required notice period is now two months, they would need to serve that notice by the end of June 2026 at the latest for a September start date. The notice must state the proposed new rent and the date it is intended to take effect.
You do not have to respond or agree to anything. If you do nothing and the notice is valid, your rent automatically increases to £1,050 when the notice period expires in September.
Think £1,050 is too steep for your area? You’ve got until the notice runs out to take it to the First-tier Tribunal. But you can’t just show up and say it feels expensive – you need evidence. Pull up similar properties nearby and what they’re actually renting for right now. Rightmove and Zoopla listings work fine for this. The tribunal compares all that and lands on what it thinks the market rent should be. Say they decide £975 is fair. That’s your new rent then, not the £1,050 your landlord wanted.
One thing worth knowing – they can’t set it higher than what was originally proposed, so there’s no risk in challenging it. And if your landlord tries to hit you with another increase six months down the line? Not allowed. A full 12 months has to pass from when the last increase kicked in before they can serve another Section 13.
Also read: Legal Mistakes Small Businesses Should Avoid From Day One
Can a Landlord Increase Rent Without Using Section 13?
No, not for periodic assured tenancies in England. Rent review clauses became void on 1 May 2026. The Section 13 process is now the only lawful mechanism to increase rent, meaning landlords cannot use casual written addenda or informal text confirmations to bypass it – even if a tenant initially consents. A landlord cannot pressure a tenant into accepting a higher rate or use the threat of a retaliatory eviction to force an increase.
For a breakdown of how landlord rights and tenant rights interact on issues like this, the comparison of tenant rights versus landlord rights at Stories Buzz is worth reading alongside this guide.
What Counts as an Unfair Rent Increase?
Unfair rent increases don’t come with a set ceiling in England, but they do need to reflect the going rate locally. Landlords who price way above what similar properties nearby are actually renting for will likely see a tribunal cut that figure down. The tribunal’s whole approach centres on open market value, nothing to do with what the landlord personally feels is reasonable or whatever’s happening with their mortgage.
Also worth knowing, tenants who push back on a rent increase are protected from eviction because of it. That’s a real shift – this kind of safeguard just wasn’t there before May 2026, not properly anyway.
Also read: Which Vehicles Are Prohibited From Using The Motorways
How to Challenge a Rent Increase?
If you receive a Section 13 notice and believe the proposed rent is above market rate, you must apply to the First-tier Tribunal before the notice expires. The process can be done online and requires a £47 application fee, though low-income tenants can apply for help with this cost. You will need to provide evidence of comparable rents in your area, such as listings for similar properties. The tribunal will consider this evidence and set what it determines to be the correct market rent. It is worth trying to negotiate directly with your landlord first, since a smaller or phased increase can sometimes be agreed without going to a tribunal at all.
For detailed context on how the Renters’ Rights Act came into force and what it replaced, the full breakdown of when the Renters’ Reform Bill became law at StoriesBuzz explains the legislative journey in plain English.
Rent Increases: Quick Comparison Table
| Rule | Before 1 May 2026 | After 1 May 2026 |
| Fixed-term tenancies | Could include rent review clauses | No longer exists in England |
| How to increase rent | Section 13 or rent review clause | Section 13 only |
| Notice period required | 1 month | 2 months |
| How often can the rent increase | Once per 12 months | Once per 12 months |
| Can the tenant challenge? | Yes, but the tribunal could set a higher rent | Yes, the tribunal cannot set the rent higher than the proposed |
| Rent backdating | Possible | Not permitted |
| Eviction for challenging the increase | Possible via Section 21 | Not permitted, Section 21 abolished |
Current UK Rent Market Context
Here’s the current picture. According to Rightmove’s Q1 2026 Rental Trends Tracker, rents outside London averaged £1,370 a month at the end of the quarter, no change from Q4. Growth-wise, we’re talking 1.6% annually, the slowest pace since 2018. London’s numbers moved a bit more – average rents there hit £2,736 a month, a 1.4% year-on-year rise. On what’s considered fair, The Independent Landlord suggests 3 to 4% is a sensible range for existing tenants in 2026, provided the rent’s already sitting near market value and doesn’t end up overshooting it.
FAQ
Can a landlord increase rent whenever they want in England?
No. Since 1 May 2026, a landlord can only increase rent once every 12 months by serving a valid Section 13 notice with at least two months’ notice.
What is a Section 13 notice?
It is the only legal form a landlord in England can use to propose a rent increase for a periodic assured tenancy. It must give at least two months’ notice, and the proposed rent must reflect local market rates.
Do rent review clauses in tenancy agreements still work?
No. Rent review clauses became void on 1 May 2026 when the Renters’ Rights Act came into force. Section 13 is the only route for rent increases.
Can a tenant refuse a rent increase?
A tenant does not have to agree to a Section 13 notice. They can apply to the First-tier Tribunal before the notice expires to challenge it. The application carries a standard £47 fee, though help or fee waivers are available for low-income tenants.
Can the tribunal set a rent higher than the landlord proposed?
No. Under the Renters’ Rights Act, the tribunal can confirm or reduce the proposed rent but cannot set it higher than the landlord’s figure.
What notice does a landlord have to give before increasing rent?
At least two months under the current rules following the Renters’ Rights Act 2025.
Can a landlord evict a tenant for challenging a rent increase?
No. The Renters’ Rights Act abolished Section 21 no-fault evictions from 1 May 2026. A landlord cannot evict a tenant for challenging a rent increase.
Are there fixed-term tenancies in England anymore?
No. All assured shorthold tenancies converted to periodic assured tenancies on 1 May 2026. There are no new fixed-term tenancies in England’s private rented sector.
Is there a legal cap on how much a landlord can increase rent?
No specific cap exists. The proposed rent must reflect the local market rate, and the tribunal will reduce an above-market proposal. Social housing has a separate cap of 4.8% for 2026 to 2027.
How many times can a landlord increase rent in a year?
Once, and no more. The Renters’ Rights Act limits rent increases to a maximum of once every 12 months.
Sources and References
- Shelter England – Rent Increases: The Rules and What’s Changing
- Shelter England – Renters’ Rights Act Changes for Private Renters
- House of Commons Library – Renters Reform in England
- NRLA – Renters’ Rights Act Guide
- Gov.uk Housing Hub – Renting Is Changing
- MHCLG – Explainer: Everything You Need to Know About the Renters’ Rights Act
- The Independent Landlord – How to Increase Rent in England 2026
- Letting a Property – How Much Can a Landlord Increase Rent Post-RRA 2026
- Rightmove – Q1 2026 Rental Trends Tracker
Disclaimer: This article is for general informational purposes only and reflects the rental rules in England at the time of publication. It is not legal advice. Housing laws may differ in Scotland, Wales, and Northern Ireland. If you need advice about your specific situation, consult a qualified legal professional or seek guidance from official UK government resources.
