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Rent increases under the Renters' Rights Act 20256 October 2026

Rent Increase Notice: The 2026 Rules for UK Landlords

Under the new rules there is one way to raise rent: the Section 13 notice. Here is how the process, timing and tenant challenge rights work.

The Renters'' Rights Act 2025 changed rent increases fundamentally. Rent review clauses in tenancy agreements no longer work, and there is now only one lawful way to raise the rent on an assured periodic tenancy in England: the Section 13 notice.

The core rules

  • Rent can only be increased once every 12 months.
  • You must give at least two months'' notice using the prescribed Section 13 form.
  • The new rent must reflect the market rent for the property.
  • The increase takes effect from the date stated in the notice, which must be the first day of a rental period.

Step-by-step process

  1. Check the timing. It must be at least 12 months since the tenancy started or since the last increase.
  2. Evidence the market rent. Gather three to five comparable listings for similar properties in the area. Screenshot and date them.
  3. Complete the prescribed form. State the current rent, the proposed rent and the start date.
  4. Serve the notice at least two months before the start date, by a method you can prove.
  5. Keep the evidence. If the tenant challenges the increase, your comparables are your case.

Can tenants challenge the increase?

Yes. Tenants can apply to the First-tier Tribunal before the new rent starts. The tribunal will assess the market rent and can set the rent at what it considers the market level. It cannot set a rent higher than you proposed. A tribunal challenge can delay the start date, so realistic, evidence-backed increases are far less likely to be challenged than ambitious ones.

What no longer works

  • Rent review clauses and fixed uplift clauses in tenancy agreements are unenforceable.
  • Agreeing an increase informally by text or email has no legal force unless the tenant simply chooses to pay, and they can revert to the old rent.
  • Raising rent more than once in 12 months, even by agreement.

Common mistakes

  • Giving one month''s notice instead of two.
  • Setting the start date mid-period rather than on the first day of a rental period.
  • Proposing above-market rent with no comparable evidence, inviting a tribunal challenge.
  • Forgetting that the 12-month clock applies per tenancy, not per calendar year.

What to do this week

  • Note the date of each tenancy''s last rent increase and set a reminder for 10 months ahead.
  • Build a comparables file for each property now, so the evidence is ready when you need it.
  • Use a rent increase calculator to sense-check your proposed figure against the local market before you serve notice.