How often can a landlord increase the rent?

Under the Renters' Rights Act, rent on an assured tenancy in England can be increased no more than once every 12 months.

Can a tenant challenge a rent increase?

Yes. A tenant can refer the proposed increase to the First-tier Tribunal, which decides what the market rent should be.

Can a landlord use a rent review clause instead?

For assured tenancies under the Renters' Rights Act, rent increases must follow the statutory Section 13 process; landlords cannot rely on old rent review clauses to raise the rent.

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Renters' Rights Act

How to increase the rent: the rules landlords must follow in 2026

Q: How much notice must a landlord give to raise rent?

At least two months' written notice, using the statutory Section 13 procedure (Form 4A).

The Renters' Rights Act changed how — and how often — you can raise the rent. Here's the proper process, the notice you must give, and what happens if your tenant pushes back.

Written for UK landlords (England) · Last updated August 2026 · 6 min read

The quick answer: You can raise the rent on an assured tenancy once every 12 months, with at least two months' written notice, using the statutory Section 13 notice (Form 4A). The tenant can refer it to the First-tier Tribunal, which decides the market rent. Old rent-review clauses can no longer be used to push increases through.

What changed under the Renters' Rights Act

Since the Renters' Rights Act reshaped tenancies in England, all assured tenancies are periodic (rolling), and rent increases run through one single, statutory route. That means no more increases buried in a fixed-term rent-review clause, and no raising the rent whenever you like — there's now a clear, once-a-year process with tenant protections built in.

The three rules that matter

Once a year. You can increase the rent no more than once every 12 months.

Two months' notice. You must give the tenant at least two months' written notice before the new rent starts.

The right form. You use a Section 13 notice — the prescribed Form 4A — proposing the new rent and the date it takes effect.

The increase must be to a realistic market rent — you can't use a large "paper" increase as a back-door way to force a tenant out, and the tribunal exists precisely to check that.

How a tenant can challenge it

If your tenant thinks the proposed rent is above the going rate, they can refer it to the First-tier Tribunal (Property Chamber) before the increase takes effect. The tribunal looks at what similar local properties actually let for and sets the rent accordingly. The Act also strengthened tenant protections around this — so it pays to propose a fair, evidence-based figure rather than an optimistic one, because an inflated demand can simply be knocked back.

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How to do it properly, step by step

Check it's been at least 12 months since the last increase (or since the tenancy began).
Decide a fair market rent — look at what comparable local properties actually let for.
Serve a Section 13 notice (Form 4A) giving at least two months' notice of the new rent and its start date.
If the tenant challenges it, be ready to show your evidence at the First-tier Tribunal.
Keep a record of the notice and the date — you'll need it before you can increase again next year.

Frequently asked questions

Can I increase the rent during a fixed term?

Under the Renters' Rights Act, new assured tenancies are periodic rather than fixed-term, and increases follow the Section 13 process — not later than once a year, with two months' notice.

Can the tenant just refuse to pay the higher rent?

A tenant can't simply ignore a valid Section 13 increase, but they can challenge it at the tribunal before it takes effect. If they neither pay nor challenge, that becomes a separate matter of arrears — handled through the proper grounds-based process.

Do these rules apply across the whole UK?

This guide covers England under the Renters' Rights Act. Scotland and Wales have their own rent and tenancy rules, so check the position that applies where your property is.

What if my tenancy agreement has a rent-review clause?

For assured tenancies under the Act, rent increases must go through the statutory Section 13 route — you can't rely on an old rent-review clause to raise the rent instead.

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