Rent increase rules in England: what landlords must do and what you can challenge
Direct answer
Your landlord can only increase your rent via a section 13 notice, with at least 52 weeks (53 in some cases) since the last increase took effect. They must use the prescribed form for the date served, give the correct notice period, and cannot increase the rent above the figure they proposed 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 (Form 4A for a notice served on or after 1 May 2026, Form 4 before that date) 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 can never set the rent above the figure the landlord proposed, even if the open-market rent is higher.
Free checkers
- Rent increase checker
Check whether a rent increase notice used the correct form, period, and 52-week gap. - Renters' Rights Act guide
Full overview of all reforms including the 52-week 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 section 13 rent increase notice period before you respond.
- If this issue overlaps with section 13 rent increase rules, check Rent increase above market rate: tenant options to compare the legal tests.
- For a fuller breakdown of section 13 rent increase rules, use open market rent evidence tribunal 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: housing
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. - Tenant rights in England: complete guide
The main overview page linking eviction, repairs, deposit protection, rent increases, and illegal eviction rights together. - Old rules vs new rules after May 2026
The side-by-side transition guide for Section 21, Section 8, rent increases, and periodic tenancies after 1 May 2026. - Renters' Rights Act 2026: complete guide
The main reform guide covering Section 21 abolition, Section 8, rent increases, pets, and private rented sector enforcement changes. - 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.
Common questions
- How often can my landlord increase my rent?
- For a notice served on or after 1 May 2026, a landlord must wait at least 52 weeks (53 in some cases) since the last increase took effect before serving a new section 13 notice. For a notice served before that date, the old once-every-12-months rule applied. Any clause in a tenancy agreement allowing more frequent increases is void from 1 May 2026.
- 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 can never set the rent above the figure the landlord proposed.
- 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 for the date served - Form 4A on or after 1 May 2026, Form 4 before that date (Form 4 remains valid for pre-1-May-2026 notices). 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.