Rent increase rules in England: what landlords must do and what you can challenge
Direct answer
Your landlord can only increase your rent once per year. They must use a specific statutory form (section 13 notice), give the correct notice period, and cannot increase by more than the open market rate without you being able to challenge it at the First-tier Tribunal.
An informal letter, email, or WhatsApp message is not a valid section 13 notice and does not create a legal obligation to pay the increased amount. Only a correctly completed statutory form with the correct notice period is valid.
If you believe the proposed increase exceeds the open market rent, you can refer it to the First-tier Tribunal (Property Chamber) before the effective date - for free. The Tribunal cannot set rent above the market rate.
Free checkers
- Rent increase checker
Check whether a rent increase notice used the correct form, period, and 12-month gap. - Renters' Rights Act guide
Full overview of all reforms including the once-per-year rent increase limit.
Related guidance inside this topic
- If your next step turns on section 13 rent increase rules, read rent rise checker.
- For the dates, forms, and evidence behind section 13 rent increase rules, see England tenant rights guide before you respond.
- If this issue overlaps with section 13 rent increase rules, check old rules vs new rules guide to compare the legal tests.
- For a fuller breakdown of section 13 rent increase rules, use Renters' Rights Act 2026 guide for the underlying rule set.
- If you need the route-specific rules on section 13 rent increase rules, start with Form 4A rent increase guide so you can check the dates and documents against your own case.
Sources used for this guide
These are primary legislation and public guidance sources that support the legal-information framework used on this page.
- Housing Act 1988
Primary statute for assured tenancies, Section 8 possession notices, Schedule 2 grounds, and legacy Section 21 rules. - Renters' Rights Act 2025
Primary reform statute referenced by these guides for the 2026 private rented sector changes in England. - GOV.UK: rent increases
Government guidance on when rent can be increased and how tenants can challenge a proposed increase. - Citizens Advice: renting privately
Independent advice guidance for private renters, including deposits, rent increases, repairs, eviction, and landlord disputes.
Related articles
- Section 21 abolished: what happens now?
The transition guide for pre-cutoff notices, the 1 May 2026 changeover, and when possession analysis switches to Section 8. - Form 4 vs Form 4A rent increase notices
Form 4 vs Form 4A rent increase notices in England: which form applies before and after 1 May 2026, notice timing, and tribunal rights. - Rent review clause vs Section 13 notice
Rent review clause vs Section 13 notice after the Renters' Rights Act: what tenants should check before accepting a rent increase. - Renter questions answered
Plain-English answers to the most-asked questions from private renters in England: eviction, deposits, rent increases, repairs, illegal eviction, and pets. - Tenant checklist England 2026
A stage-by-stage checklist for issues before move-in, during the tenancy, and at move-out.
Common questions
- How often can my landlord increase my rent?
- From 1 May 2026, a landlord can only propose one rent increase per 12-month period. They must wait at least 12 months since the last increase before serving a new section 13 notice. Any clause in a tenancy agreement allowing more frequent increases is void.
- Can I challenge a rent increase?
- Yes. If you believe the proposed increase exceeds open market rent, refer it to the First-tier Tribunal (Property Chamber) before the effective date. The referral is free. The Tribunal cannot set rent above market rate.
- Does my landlord have to use a specific form to increase rent?
- Yes. For a periodic assured shorthold tenancy in England, the landlord must use the prescribed section 13 notice form. An informal letter, email, or verbal notification is not valid and does not create a legal obligation to pay the increased amount.
Use the interactive checker on getrentersrights.com for the full step-by-step result.