Understanding rent reviews and increases
The Renters' Rights Act 2025 introduced a clear and structured framework for rent increases in England's private rented sector that every tenant should understand.
From 1 May 2026, landlords can only increase rent using a single statutory process, can only do so once every 12 months, and must give tenants at least two months’ notice.
If you believe the proposed rent is above the market rate, you also have the right to challenge it through the First-tier Tribunal. Understanding how the process works will help you make informed decisions if you receive a rent increase notice.
The one-increase-per-year rule
Your landlord cannot increase your rent during the first 12 months of your tenancy. After that, they can only increase it once in any 12-month period. The 12-month period runs from the date the last rent increase took effect, or from the start of your tenancy if no previous increase has been made. Any attempt to increase your rent more frequently than this is not permitted under the current rules.
The Renters’ Rights Act also changed how rent review clauses work. If your tenancy agreement contained a rent review clause, it can no longer be used to introduce a new rent increase after 1 May 2026. Instead, any new increase must follow the statutory Section 13 process using Form 4A. However, where a rent review increase was agreed before 1 May 2026 but was due to take effect afterwards, transitional rules may apply.
How the Section 13 process works
The only way a landlord can unilaterally increase your rent is by serving a completed Form 4A (Landlord’s Notice Proposing a New Rent) under Section 13 of the Housing Act 1988. The notice must state your current rent, the proposed new rent and the date the increase will take effect. Landlords must give at least two months’ notice, and the new rent cannot take effect until at least 12 months have passed since the previous increase or since your tenancy began.
A notice that is not issued on the prescribed Form 4A, or that does not provide the required notice period, may be invalid. If this happens, the landlord will need to issue a new notice before the rent can be increased. Unless you have expressly agreed to a different arrangement, an informal conversation, email, letter or text message is not enough to impose a rent increase. Where a landlord wishes to increase the rent without the tenant’s agreement, they must use the statutory Form 4A process.
Your right to challenge
If you believe the proposed rent is higher than the open market rent for comparable properties in your area, you have the right to apply to the First-tier Tribunal (Property Chamber) for an independent determination. Your application must be submitted before the date the proposed increase is due to take effect. Once an application has been made, the rent increase is suspended until the Tribunal has reached its decision.
From 1 May 2026, applications to challenge a rent increase generally attract a £47 application fee, although some applicants may qualify for fee assistance or exemptions. There is no hearing fee for these applications.
The Tribunal will consider what rent the property could reasonably achieve on the open market, taking into account its size, condition, location, facilities and evidence of comparable local rents. Importantly, the Tribunal cannot set the rent higher than the amount proposed by your landlord, although it may determine that a lower market rent is appropriate.
What to do if you receive a Form 4A
If you receive a Form 4A, take a few moments to review it carefully.
First, check that it is the official Form 4A prescribed by the government.
Second, confirm that it provides at least two months’ notice before the proposed increase takes effect.
Finally, compare the proposed rent with similar properties in your local area to determine whether it reflects the current market.
If you believe the proposed rent is reasonable and the correct process has been followed, no further action is required and the new rent will begin on the date shown in the notice. If you have concerns about the validity of the notice or believe the proposed rent is above market value, you may wish to seek independent advice before deciding whether to challenge it. Organisations such as Citizens Advice, Shelter, and the government’s How to Rent guidance can provide further information and support.
The new framework is intended to make rent increases more transparent, predictable and consistent for both tenants and landlords. Understanding the process will help you recognise when a rent increase has been carried out correctly and what options are available if you believe it has not.
Have questions about your rent? Talk to our lettings team today
This article was originally published by BriefYourMarket and is reproduced here with their permission.
For more company news and insights from Pygott & Crone, click here
Latest news
Energy efficiency: Lower bills matter
Energy bills have become one of the most significant monthly costs in any household budget.
Understanding rent reviews and increases
The Renters' Rights Act 2025 introduced a clear and structured framework for rent increases in England's private rented sector that every tenant should understand.
Buyer advantages in today's market
Several measurable shifts in the UK property market are worth understanding if you're planning to buy.
House prices: What the data actually shows
Property market data is published monthly by multiple organisations, each using different methodologies, data sources and points in the transaction process to calculate their figures.
