The New Rent Increase Rules from 1 May 2026
Under the Renters Rights Act 2025, private landlords in England can only increase rent once every 12 months and must do so using the formal Section 13 procedure. Any other mechanism for raising rent -- informal agreements, rent review clauses in the tenancy agreement -- is no longer valid. The increase must be in line with market rents. Tenants have a statutory right to challenge any proposed increase at the First-tier Tribunal (Property Chamber) if they believe it is above the open market rate.
This replaces the previous system where landlords could raise rent informally or rely on review clauses, and where the Section 13 route was technically available but infrequently used. From 1 May 2026, it is the only route.
How the Section 13 Procedure Works
The landlord must serve a prescribed Form 4A notice on the tenant specifying the proposed new rent and the date from which the increase would take effect. The notice must give at least two months warning before the increase is due to start. The proposed new rent must be stated as a specific figure and must reflect the open market rent for the property.
On receiving the notice, the tenant has until the proposed start date of the new rent to apply to the First-tier Tribunal to challenge it. If the tenant does not apply within that period, the rent increase takes effect automatically. If the tenant does apply, the rent is not increased until the tribunal has made its determination.
How to Apply to the First-tier Tribunal
Apply online at gov.uk/rent-tribunal. There is a small application fee. You must apply before the proposed start date of the new rent shown on the Form 4A notice -- do not miss this deadline. In your application, set out why you believe the proposed rent is above the open market rate. Evidence of comparable rents in the local area is the most important information to include.
Gather evidence of what similar properties in your area are renting for. Use Rightmove, Zoopla, and OpenRent to find comparable properties -- similar size, similar condition, similar location. Screenshots of current listings are useful. Local letting agent comparables, where you can obtain them, carry significant weight.
What the Tribunal Considers
The tribunal determines the open market rent for the property as at the date of the application. It considers evidence of comparable rents in the locality, the condition of the property, and any improvements made by the landlord or the tenant. The tribunal can confirm the landlord's proposed rent, reduce it, or in limited circumstances increase it beyond what the landlord proposed. If you apply, you should be aware that the tribunal may set a rent higher than the current rent even if it is lower than the landlord proposed.
The tribunal hearing is relatively informal. Both parties present their evidence and the tribunal makes its determination on the papers or at an oral hearing. The tribunal's decision is binding on both parties and sets the rent for the next 12 months.
Practical Advice for Tenants
As soon as you receive a Form 4A rent increase notice, research comparable rents immediately. Do not wait. You have until the proposed start date to apply -- if you leave it to the last week you may not have time to gather evidence. If the proposed increase is in line with or below current market rents, applying to the tribunal is unlikely to succeed and may delay your housing situation unnecessarily. If the proposed increase is significantly above market rate, the tribunal route is genuinely effective.
Keep a record of the current condition of the property. If the landlord has failed to carry out repairs or maintain the property to a reasonable standard, this is relevant to the market rent and can be raised before the tribunal.
Landlords Cannot Retaliate
If you apply to the First-tier Tribunal to challenge a rent increase, the landlord cannot lawfully serve a Section 8 possession notice as a response to your application. Retaliatory eviction following a rent challenge would be a serious matter and potentially evidence of unlawful conduct. Keep records of any communications that suggest the landlord is seeking possession in response to your tribunal application.