Rent increase rules for landlords
Since 1 May 2026, there's only one way to put the rent up in England: a Section 13 notice, once a year, with two months' notice. Get the timing wrong and the increase may not stand.
- How often: once a year
- How: a Section 13 rent increase notice
- Notice: at least two months
- Level: in line with the market rate
- Old clauses: rent review clauses in agreements no longer apply
Step by step
- Check when the rent last went up. You can only increase it once a year.
- Research local market rents for similar properties, and keep a record of what you found.
- Serve a Section 13 notice using the current form from GOV.UK.
- Give at least two months' notice before the new rent starts.
- Keep proof of when and how you served the notice.
If the tenant challenges it
A tenant who thinks the increase is above the market rate can take it to a tribunal. Your evidence of comparable local rents is your best defence, so save it when you set the new rent, not afterwards.
Common mistakes
- Increasing rent twice in 12 months
- Giving one month's notice under the old habit
- Relying on a rent review clause in the tenancy agreement
- Not keeping proof of service
- Setting an increase with no evidence of market rents
How Landlord Friendly will help
- Next increase date: shows when each tenancy's next increase is allowed.
- Notice reminders: reminds you in time to give the full two months.
- Rent history: every change, with the date and notice, in one place.
- Market rent notes: save your comparables alongside each increase.
Frequently asked questions
How often can a landlord increase the rent?
Under the Renters' Rights Act, once a year, using a Section 13 rent increase notice.
How much notice do I have to give?
At least two months' notice of a rent increase, up from one month.
Can a tenant challenge a rent increase?
Yes. A tenant who thinks the new rent is above the market rate in the area can challenge it at a tribunal.
Do rent review clauses in my tenancy agreement still work?
No. From 1 May 2026, clauses allowing rent to rise in other ways no longer apply. Increases must follow the Section 13 process.
How much rent can I ask for in advance?
No more than one month's rent upfront, and nothing before the tenancy agreement is signed.
Related: Renters' Rights Act guide ยท Section 21 abolished
Official sources
Last reviewed 25 October 2026. This guide is general information for landlords in England, not legal, tax or insurance advice. Rules change, so check the official sources before acting.