Rent Increases
Can My Landlord Increase My Rent?
Yes.
The Renters’ Rights Act does not stop landlords from increasing rent. However, it introduces clearer rules about when rent can be increased and how landlords must do it.
The aim of the new system is to make rent increases fairer, more predictable and easier for tenants to understand.
In most cases:
- your rent can only be increased once in any 12-month period
- your landlord cannot increase your rent during the first 12 months of a new tenancy
- your landlord must give you at least two months’ notice
- the increase must be proposed using the correct legal process.
How Do Rent Increases Work?
Under the Renters’ Rights Act, landlords must follow a standard legal process when increasing rent.
They cannot simply send a text message, update your tenancy agreement or rely on a rent review clause.
Instead, they must:
- use the official Form 4A (the Section 13 process)
- give you at least two months’ notice
- wait until at least 12 months have passed since the start of your tenancy or your last rent increase
- propose a rent that reflects the open market rent for your property.
These rules apply to most private assured tenancies in England.
Can My Landlord Increase My Rent by Any Amount?
There is no legal cap on how much your landlord can propose.
However, the proposed rent should reflect what a similar property could reasonably be let for on the open market.
Your landlord cannot use the rent increase process simply to pressure you into leaving your home or to avoid following the proper possession process.
Can I Challenge a Rent Increase?
Yes.
If you believe the proposed rent is higher than the open market rent, you can ask the First-tier Tribunal (Property Chamber) to determine what the market rent should be.
The tribunal doesn’t decide what is affordable or whether the increase feels fair. Instead, it considers what rent the property could reasonably achieve if it were advertised on the open market.
The tribunal may decide that:
- the proposed rent is reasonable
- the rent should be lower
- in some cases, the market rent is actually higher than the landlord proposed.
What If I Can't Afford the New Rent?
A rent increase can be worrying, particularly if you’re already managing rising household costs.
If you’re concerned about affordability, consider:
- speaking to your landlord as soon as possible
- checking whether the proposed increase reflects similar properties in your area
- seeking independent housing advice
- checking whether you’re entitled to financial support or benefits
Ignoring the notice is unlikely to make it go away, so it’s usually better to deal with it early.
Can I Challenge a Possession Claim?
Yes.
Depending on the circumstances, you may be able to challenge a possession claim if, for example:
- the landlord has relied on the wrong legal ground
- the correct notice wasn’t given
- the legal process wasn’t followed correctly
- the evidence doesn’t support the ground being relied upon
- the court considers possession would not be reasonable where a discretionary ground applies
If you receive court papers, it’s important not to ignore them.
Common Misunderstandings
“My Landlord Can’t Increase My Rent Anymore”
False.
Landlords can still increase rent, but they must follow the legal process.
“My Rent Can Go Up Whenever My Landlord Wants”
No.
In most cases, rent can only be increased once every 12 months, and your landlord must give the required notice.
“I Have to Accept Any Rent Increase”
Not necessarily.
If you believe the proposed rent is above the open market rate, you may be able to ask the First-tier Tribunal to decide what the market rent should be.
“My Tenancy Agreement Says My Rent Goes Up Every Year”
Since the Renters’ Rights Act came into force, landlords generally cannot rely on rent review clauses to increase rent. Instead, they must follow the statutory Section 13 process using Form 4A.
Frequently Asked Questions
How Often Can My Rent Be Increased?
In most cases, no more than once every 12 months.
Can My Rent Increase During My First Year?
No. Your landlord cannot usually increase your rent during the first 12 months of a new tenancy.
How Much Notice Must My Landlord Give?
At least two months’ notice, using the correct legal form.
Can My Landlord Increase the Rent Without Using the Correct Form?
Generally, no. Most rent increases for assured tenants must be made using the statutory Section 13 process and Form 4A.
What Happens If I Challenge the Increase?
The First-tier Tribunal will consider what the open market rent for the property is and determine the appropriate rent.
Key Takeaways
- Landlords can still increase rent under the Renters' Rights Act.
- Rent can generally only be increased once every 12 months.
- Rent cannot usually be increased during the first year of a new tenancy.
- Landlords must use Form 4A and give at least two months' notice.
- Tenants can challenge increases they believe are above the property's open market rent by applying to the First-tier Tribunal.
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