How can rent lawfully be increased?

For an assured periodic tenancy, the standard tenancy type since 1 May 2026, the only lawful method is a Section 13 notice served on the prescribed Form 4A. The landlord can raise the rent no more than once in any 12-month period, must give at least two months' notice, and the new rent must take effect from the start of a new rent period.

Serving a notice too early, before 12 months have passed since the last increase or since the tenancy began, automatically invalidates it. The proposed figure should reflect the open market rent for a comparable local property, because a tenant can challenge it and landlords should be prepared to demonstrate the proposed rent is comparable to similar properties in the area, taking into account location, condition and amenities.

The notice must be in the prescribed form on the GOV.uk website, which is now Form 4A. If the tenant does nothing, the rent changes on the date specified in the notice; if the tenant refers the notice to the First-tier Tribunal before the start date, the proposed rent is suspended until the Tribunal determines the market rent.

What can landlords no longer do?

Since the Act came into force on 1 May 2026, private landlords can no longer rely on rent review clauses, fixed annual uplifts, tenancy renewals or informal agreements to increase the rent. There is now a single statutory route, the Section 13 notice, and anything outside that route is simply unenforceable against the tenant.

• Rent review clauses are unenforceable. A landlord cannot write rent review clauses into a tenancy agreement to get around the Act. Such clauses, including in tenancy agreements predating the Act, are unenforceable.
• No informal increases. A rent increase agreed outside the Section 13 process, such as an informal notice sent by email or phone call, is not enforceable.
• No bidding wars. Landlords and agents cannot invite or accept offers above the advertised rent, and rent in advance is restricted for new tenancies.

How can a tenant challenge a rent increase?

A tenant who believes the proposed rent exceeds the market rate can refer the Section 13 notice to the First-tier Tribunal (Property Chamber) before the new rent is due to start. The application fee is nominal (£47), the Tribunal can confirm or reduce the figure but cannot set it higher, and the increase is suspended until the decision.

The challenge is deliberately low cost and low risk:

• No risk of a higher rent. The Tribunal can confirm or reduce the proposed rent but cannot set it higher than the landlord proposed.
• Delayed start. The increased rent does not take effect until after the Tribunal's decision; it is no longer backdated to the proposed date. The Tribunal can also delay the start by up to a further two months in cases of undue hardship.
• Initial rent challenge. A tenant can also challenge the starting rent within the first six months of a new tenancy by applying for an initial rent determination.