One of the most common questions landlords have about the Renters' Rights Act 2025 (c. 26) is how often they can increase rent. The answer is straightforward but represents a significant change from the old rules. From 1 May 2026, there is a strict legal framework for rent increases, and getting it wrong could mean your increase is invalid or challenged at tribunal.
Once Per Year, No Exceptions
Under the RRA, landlords can increase rent a maximum of once every twelve months. This is a hard limit written into the legislation. It does not matter what your tenancy agreement says, what you and the tenant have agreed informally, or what your costs have done in the meantime. One increase per year is the ceiling. The twelve-month clock starts from either the beginning of the tenancy or the date the last rent increase took effect, whichever is later.
You Must Use a Section 13 Notice
The only lawful way to increase rent under the RRA is by serving a Section 13 notice under the Housing Act 1988, as amended. You cannot increase rent by agreement, by letter, by email, or by any other informal method. You cannot include a rent review clause in the tenancy agreement that allows rent to increase automatically or at your discretion. Any such clause is void under the new law. The Section 13 notice is a prescribed form, and you must complete it correctly with the proposed new rent and the date it takes effect.
Two Months' Notice Required
You must give the tenant at least two months' notice before the rent increase takes effect. This means if you want the new rent to apply from 1 August, you need to serve the Section 13 notice no later than 1 June. Serving it even one day late means the increase cannot take effect on your intended date. Plan ahead and give yourself a comfortable margin.
The Increase Must Reflect Market Rent
You cannot increase the rent to whatever figure you like. The proposed new rent must reflect the open market rent for the property. This means the rent that a willing landlord and a willing tenant would agree on in the open market, taking into account the condition of the property, its location, and comparable lettings in the area. If the tenant believes the proposed rent is above market level, they have the right to challenge it.
No More Rent Review Clauses
This is a crucial change. Under the old system, many tenancy agreements included rent review clauses that allowed annual increases by a fixed percentage or in line with inflation. Under the RRA, all such clauses are void. The Section 13 process is the only lawful mechanism for increasing rent. If your existing tenancy agreement contains a rent review clause, it will have no legal effect from 1 May 2026. You must use the Section 13 process instead.
Tenants Can Challenge at Tribunal
If a tenant believes the proposed rent increase is above market level, they can refer the notice to the First-tier Tribunal (Property Chamber). The Tribunal will assess the market rent for the property and determine what the rent should be. Under the Renters' Rights Act, the Tribunal cannot set the rent above your proposed figure — but it could set it at any level below, including below the rent the tenant is currently paying, meaning you could end up receiving less than before you served the notice. Landlords should consider this risk carefully before serving a Section 13 notice. There is no cost to the tenant for making a referral, so you should expect that some tenants will use this right. The best protection is to base your proposed increase on solid comparable evidence from the local rental market.
Practical Tips for Landlords
Before serving a Section 13 notice, research comparable rents in your area. Look at current listings for similar properties and recent lets if you can find the data. Keep a record of the evidence you relied on. Use the correct prescribed form and make sure you serve it properly, keeping proof of service. Mark your calendar twelve months ahead so you do not miss the next opportunity to review the rent.
Take Action
Use our Rent Increase Calculator to work out your Section 13 timeline and ensure you serve notice on time. When you are ready, generate your complete document pack including a Section 13 notice template pre-filled with your details. For a full overview of the new law, read our Plain English Guide to the Renters' Rights Act 2025.