Rent Increases Under the Renters' Rights Act

Quick answer

After the Renters' Rights Act commences, every rent increase on an assured tenancy in England must be made by Section 13 notice. You can only raise the rent once in any 12-month period, with at least two months' notice, and only to a level that reflects market rent. Tenants can challenge at the First-tier Tribunal, which can confirm the proposed figure at market or reduce it, but cannot increase it above what you asked for. Contractual rent-review clauses are no longer effective.

What has changed?

Three things have changed for rent reviews.

The mechanism

Before the Act, landlords could rely on a contractual rent-review clause inside the tenancy agreement, or serve a Section 13 notice. After commencement, only Section 13 is effective for periodic assured tenancies. Any contractual review clause is overridden.

The frequency

You can serve a Section 13 notice no more than once in any 52-week period for the same tenancy. The first notice after commencement is permitted 52 weeks after the most recent increase, or 52 weeks after the tenancy started if there has been no increase yet.

The notice period and tribunal route

The minimum notice period is two months from the date of service to the date the new rent takes effect. Tenants have until the day before the new rent starts to apply to the First-tier Tribunal (Property Chamber) for a determination of market rent. The tribunal cannot order a figure higher than the landlord proposed.

What landlords need to do now

1. Build a property-by-property rent calendar

Note the last increase date for every let. From that date, count 52 weeks. That is the earliest you can serve a Section 13. Now subtract two months — that is when the notice has to land on the tenant. Diarise both.

2. Gather market evidence before you serve

The First-tier Tribunal expects evidence: comparable lets in the same area, agents' valuations, Rightmove/Zoopla screenshots dated within the last 30 days, and an EPC reference. Build a one-page comparables sheet per property before sending the notice. Smart Sleep Property's rent-review module assembles this automatically using local Norwich, Great Yarmouth and King's Lynn data.

3. Use the prescribed Section 13 form

Form 4 (or its successor under the new commencement regulations) is the only valid form. Free downloads from third-party sites are often out of date. Use the GOV.UK PDF directly, dated within the last 3 months, or our generator.

4. Lead with the conversation, not the notice

Tenants who hear about a rent increase by formal notice are far more likely to challenge it. Tenants who hear about it in a phone call two weeks earlier, with a clear comparables sheet, almost never escalate. The notice is the legal step, not the communication step.

5. Plan for tribunal cases

Budget time for at least one in ten increases to go to tribunal in the first 12 months after commencement. Tribunals are paper-heavy but not adversarial. Send your bundle by the deadline and turn up prepared.

6. Do not "store up" increases

If you skip a year, you cannot double up the next year. The cap is on the amount you propose, capped by market rent at the tribunal. Big jumps will be reduced.

Common mistakes to avoid

Relying on a contractual review clause

The clause no longer works for raising rent. Use Section 13.

Serving Section 13 too soon

If you serve before 52 weeks have elapsed from the last increase, the notice is invalid.

Forgetting the two-month notice period

A notice that gives a new rent start date less than two months from service is invalid.

Setting the proposed figure above market

If the tribunal sees the figure is well above local market rent, it will reduce. Worse, the tenant gains confidence that future increases can be challenged.

Indexing rent without service

A clause saying "rent increases by CPI annually on 1 January" is not a valid Section 13 process. You must still serve Form 4 in the prescribed form.

Punishing tenants for challenging

Retaliatory practice — issuing a Section 8 notice immediately after a tribunal challenge — is now a defended ground, and the council can intervene.

FAQ

Can I still increase the rent at all?

Yes. Once every 52 weeks, by Section 13 notice, with two months' notice.

Does Section 13 still exist?

Yes. The Act amends Section 13 of the Housing Act 1988 — it is the only route after commencement.

What form do I use?

Form 4 — the prescribed Section 13 form. Watch for the updated 2026 version when commencement regulations are laid.

Can my tenant just refuse to pay the new rent?

If the tenant does not challenge at the tribunal and does not pay the new rent, the rent is due. Persistent non-payment can trigger Ground 8.

What happens at the First-tier Tribunal?

The tribunal looks at market rent for the property in its actual condition, on a paper basis or short hearing. It then sets a figure between the existing rent and the proposed rent.

Will the tribunal backdate the new rent?

No. The new rent runs from the date the tribunal sets, never earlier than the notice's stated start date.

Can I appeal a tribunal decision?

Yes, on a point of law to the Upper Tribunal. In practice, very rare.

Does a managing agent count as "serving" the notice?

Yes, if they have written authority and you are named as landlord on the notice.

Are there caps on the percentage increase?

No statutory cap, but anything well above local market rent is likely to be reduced at tribunal.

Can I bundle increases with a renewal?

There is no renewal under the new regime. The tenancy is periodic. Rent increases are always by Section 13.

References

• Renters' Rights Act 2025, legislation.gov.uk
• Housing Act 1988, Section 13, legislation.gov.uk
• First-tier Tribunal (Property Chamber) procedure rules, GOV.UK
• MHCLG guidance: rent increases under the Renters' Rights Act, GOV.UK

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*Reviewed by the Smart Sleep Property Editorial Team. General information for landlords in England, with Norfolk context. Not legal advice.*