If your landlord has asked to increase your rent, this tool checks whether they followed the correct legal process in England. Under the Renters’ Rights Act 2025, a landlord must serve a Section 13 notice, give at least two months’ notice, and wait at least 12 months since the last increase. Answer the questions below to see whether the increase you received meets these requirements.
How to use this tool
- Answer the questions about the notice you received.
- Enter the dates and rent amounts when prompted.
- Your results will appear below, showing whether each requirement was met and what your options are.
Understanding your results
A pass on all three checks means your landlord followed the correct procedure. It does not mean the proposed rent is at market rate. If you believe the new rent is above what comparable properties in your area let for, you can apply to the First-tier Tribunal (Property Chamber) to have the market rent determined. You must apply before the increase takes effect to pause the increase pending the tribunal’s decision. A fail on any check means the increase is not legally enforceable as served. Your landlord would need to serve a new, compliant Section 13 notice before any increase can take effect.
Rent increases under the Renters’ Rights Act 2025
The Renters’ Rights Act 2025 came into force in England on 1 May 2026. Under the Act, rent increases in assured tenancies must follow these rules: the landlord must use a Section 13 notice (Form 4); the proposed increase must be to a market rent, not above it; the landlord must give at least two months’ notice; and no more than one increase can take effect in any 12-month period. Renters have the right to apply to the First-tier Tribunal (Property Chamber) to challenge an increase they believe is above market rate. The application must be made before the effective date of the increase. If the renter applies in time, the increase is paused until the tribunal rules.
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Legal context
Under the Renters’ Rights Act 2025, landlords can increase rent once in any 12-month period using a Section 13 notice (Form 4), giving at least two months’ notice. Tenants can challenge a proposed increase at the First-tier Tribunal (Property Chamber), which will set the rent at the market rate. Landlords cannot use other contractual mechanisms to increase rent on an assured tenancy outside the Section 13 process.
Frequently asked questions
What form must a landlord use to increase rent under the Renters’ Rights Act 2025?
A landlord must use Form 4, the prescribed Section 13 notice under the Housing Act 1988. The version of Form 4 updated for the Renters’ Rights Act 2025 must be used for any notice served from 1 May 2026. An informal letter or email informing a tenant of a higher rent is not a valid Section 13 notice and the increase is not legally enforceable on the basis of such a letter alone.
How much notice must the landlord give before the rent increase takes effect?
The landlord must give at least 2 months’ notice before the proposed effective date. The notice period runs from the date the notice is served on the tenant. The proposed effective date must fall on the first day of a tenancy period, which for a monthly tenancy is the rent payment date. A notice that gives less than 2 months is invalid as served.
How often can a landlord increase rent?
Under the Renters’ Rights Act 2025, a landlord can only increase rent once in any 12-month period. If the last increase took effect less than 12 months ago, the landlord cannot serve a new Section 13 notice until 12 months have passed from the date the last increase took effect. A notice served within the 12-month restriction period is invalid.
Can a landlord increase rent above the market rate?
No. The proposed rent stated in a Section 13 notice must not exceed the market rent for the property. Market rent is what a comparable property in the same area would let for on the open market. If the proposed increase is above market rent, the tenant can apply to the First-tier Tribunal (Property Chamber) to have a market rent determined before the effective date.
How can a tenant apply to the First-tier Tribunal to challenge a rent increase?
A tenant can apply to the First-tier Tribunal (Property Chamber) under Section 14 of the Housing Act 1988. The application must be submitted before the effective date of the increase stated in the Section 13 notice. Applications are made online via GOV.UK and are free of charge. The tribunal will set a market rent for the property. The increase is paused while the application is pending.
Does applying to the tribunal pause the rent increase?
Yes. If a tenant applies to the First-tier Tribunal before the proposed effective date, the increase does not take effect until the tribunal makes its determination. A tenant who applies on the day before the effective date still benefits from this pause. The new rent only becomes payable once the tribunal sets it or the case is withdrawn.
What counts as market rent for a tribunal application?
Market rent is determined by comparing the property to similar properties let on the open market in the same area. The tribunal considers factors including property size, condition, location, and local comparable rents. Tenants can strengthen their application by providing current listings from Rightmove or Zoopla showing rents for comparable properties. A letting agent’ local knowledge can also be cited as evidence.
What can a landlord do if the tenant does not pay the increased rent?
If a valid Section 13 notice has been served, the new rent is legally due from the effective date. If the tenant does not pay the full amount from that date, the unpaid difference accumulates as rent arrears. The landlord can pursue the arrears through the court. If arrears reach 2 months, the landlord can serve a Section 8 notice using Ground 8, which is a mandatory ground for possession.
Do pre-Renters’ Rights Act tenancies follow the old rent increase rules?
No. The Renters’ Rights Act 2025 applies to all assured tenancies in England from 1 May 2026, including tenancies that started before that date. The Section 13 Form 4 requirement and the 12-month restriction both apply regardless of when the original tenancy was signed. The transitional provisions do not preserve a different set of rent increase rules for older tenancies.
Can a landlord increase rent by inserting a higher figure into a new tenancy agreement?
From 1 May 2026, new fixed-term tenancies are not available for assured tenancies in England. All new tenancies are periodic. A landlord cannot present a tenant with a new tenancy agreement at a higher rent as a condition of continuing to occupy the property. Rent increases must follow the Section 13 process. A tenant who is pressured to sign a new agreement at a higher rent should seek advice from Shelter or Citizens Advice.