Rent Increases: The New Rules and Limits

From 1 May 2026, rent increases for private-sector assured periodic tenancies in England must follow the statutory Section 13 process.

• A landlord cannot increase the rent during the first 12 months of a new tenancy.

• Rent can normally be increased only once in any 12-month period.

• The landlord must use Form 4A: Landlord’s notice proposing a new rent.

• The tenant must receive at least two months’ notice.

• Contractual rent-review clauses cannot be used to impose a new increase after 1 May 2026, subject to transitional rules for notices and increases agreed before that date.

A tenant can ask the First-tier Tribunal to determine the open-market rent. The application must be made before the proposed increase is due to begin. Under the new system, a tribunal-determined rent generally takes effect from the next rent period after the determination and may be deferred for up to two months in cases of undue hardship; it is not automatically backdated to the date in Form 4A.

• Check when the tenancy began and when rent last increased.

• Use the latest Form 4A and keep evidence of service.

• Keep evidence of comparable local market rents.

• Do not request or accept rent above the amount advertised when granting a new tenancy.

Last reviewed: 2 September 2026. General information for England; not legal advice.