Reviewed: 6 September 2026
For most private rented tenancies in England, rent increases from 1 May 2026 must use the revised Section 13 process. Landlords can increase rent once in 12 months to the market rent, but must give at least two months’ notice using the prescribed form.
In this guide
How the revised Section 13 process works
The Renters’ Rights Act 2025 introduced a single statutory route for most private rented sector rent increases in England. A landlord proposes the new rent in the current prescribed Section 13 notice, gives at least two months’ notice and can normally increase rent only once every 12 months. Contractual rent-review clauses are no longer a separate route for these tenancies.
The May 2026 changes apply to the private rented sector. Different arrangements can apply to excluded licences, some social tenancies and other special cases, so identify the tenancy before acting. Use the current form and official guidance rather than a saved template.
Choose a defensible market rent
The proposed figure should be the rent the property could reasonably achieve if newly advertised. Keep comparable local listings and a record of the property’s condition, size, facilities, furnishing and location. A clear evidence file is useful both for commercial decision-making and if the rent is challenged.
Do not use an increase as a shortcut to remove a tenant. Rental bidding is prohibited: landlords and agents must advertise an asking rent and must not ask for, encourage or accept an offer above it.
If the tenant challenges the increase
A tenant who considers the proposal above market rent may apply to the First-tier Tribunal before the proposed increase date. The tribunal determines the market rent. Under the new rules it cannot set a rent higher than the landlord proposed; the determined rent applies from the date of the tribunal decision rather than being backdated, and the tribunal can defer an increase for up to two further months in cases of undue hardship.
The official Guide to the Renters’ Rights Act explains the framework. Check GOV.UK for the current prescribed notice and tribunal procedure before serving any increase.
Rent increase checklist
- Confirm that the tenancy falls within the revised private-rented-sector rules.
- Check no increase has taken effect in the preceding 12 months.
- Collect realistic comparable evidence for the proposed market rent.
- Use the current prescribed Section 13 notice and give at least two months’ notice.
- Retain proof of service and the evidence supporting the figure.
- Respond calmly and promptly if a tenant tells you they are applying to the tribunal.
Related guides
Renters’ Rights Act guide | Section 8 possession guide | Landlord regulation guide
Bottom line: rent can still rise to market level, but the method and timing now matter as much as the price. Use the statutory notice, retain market evidence and allow for a tribunal challenge.
