Can landlords still increase rent?
Yes. The Renters’ Rights Act does not prevent landlords from increasing rent. What it does is set out a more consistent framework for when and how increases can be made. In most cases, rent increases must reflect the market and follow the formal statutory process. Tenants also have stronger rights to challenge increases they believe are unfair.
How rent increases work now
1. Section 13 is the legal route for rent increases
Under the new rules, landlords must use the Section 13 process under the Housing Act 1988 when increasing rent during a tenancy. Existing rent review clauses in tenancy agreements cannot be relied on for new rent increases after 1 May 2026.
That means landlords should not treat rent reviews as an informal conversation or a clause-led administrative change. The increase needs to be handled through the correct legal notice process.
2. Rent can normally only be increased once in a 12-month period
The Act limits landlords to one rent increase per year for the same tenancy. This gives tenants more certainty and means landlords should plan rent reviews carefully rather than making multiple smaller increases throughout the year.
3. At least two months’ notice must be given
Landlords must give tenants a minimum of two months’ notice before a proposed new rent takes effect. If the notice is not completed correctly, the increase may not be enforceable.
4. Tenants can challenge an increase
If a tenant believes a proposed increase is above the market level, they can challenge it through the First-tier Tribunal. The tribunal will consider market evidence when deciding whether the proposed rent is reasonable. The government has also made clear that the reforms are intended to help tenants challenge unfair rent increases without fear of a no-fault eviction.
What landlords should consider before increasing rent
Check the local market
A rent increase should be based on comparable local evidence, not just your target return. Before serving notice, it is sensible to review:
- similar properties in the same area
- current asking rents
- property condition and specification
- tenancy history and demand levels
A well-supported increase is more likely to be accepted and easier to defend if challenged.
Think about timing
Because increases are restricted to once every 12 months, timing matters more than before. Landlords should avoid rushing a notice and instead consider whether the proposed figure is sustainable and evidence-based.
Keep communication professional
Although the legal route is formal, the conversation should still be handled professionally. Giving tenants clear notice and a straightforward explanation can help reduce disputes and maintain a positive tenancy relationship.
What has changed under the Renters’ Rights Act?
The rent increase rules sit alongside wider reforms in England’s private rented sector. These include:
- the end of Section 21 no-fault evictions
- a move to periodic tenancies
- stronger protections against unfair practices
- limits on rent in advance
- a ban on rental bidding above the advertised price from the start of the new system
- later phased reforms including the Private Rented Sector Database and Ombudsman arrangements.
This means rent reviews now sit within a broader compliance framework, so it is important for landlords to stay on top of both pricing and process.
Common mistakes landlords should avoid
Landlords should take care not to:
- rely on an old rent review clause instead of using Section 13
- increase rent more than once in 12 months
- give less than the required notice
- set a new rent without checking market evidence
- use rent increases in a way that could look punitive or retaliatory
The Act is designed to make rent increases more transparent and easier to challenge where they are not justified.
Final thoughts
Landlords can still increase rent under the Renters’ Rights Act, but the rules are now clearer and more structured. The safest approach is to make sure any increase is market-based, properly timed and served through the correct legal process.
For landlords, the focus should be on getting the fundamentals right: evidence, notice and compliance. Done properly, rent reviews can still form part of a well-managed tenancy strategy under the new rules.
