Rent Increases After 1 May 2026: What Landlords Need to Know

The Renters’ Rights Act introduced significant changes to the way rent increases are managed in England from 1 May 2026. For landlords, the focus is now on following a more structured statutory process when reviewing rents for existing tenants.

This article explains the key changes, how the new process works, and the practical considerations landlords should be aware of moving forward.

The Main Change: Section 13 Is Now the Standard Process

Under the new rules, landlords can no longer rely on fixed-term tenancy renewals or most contractual rent review clauses to increase rent for assured tenancies.

Instead, rent increases are now generally carried out using the statutory Section 13 process.

This means landlords must:

• Serve a Section 13 notice using Form 4A

• Give tenants at least two months’ notice

• Ensure the increase date aligns correctly with the tenancy period

• Wait at least 52 weeks between rent increases

The new rules apply to most assured periodic tenancies in England.

How Often Can Rent Be Increased?

Under the Renters’ Rights Act, rent can generally only be increased once every 12 months.

In addition:

• Rent cannot usually be increased during the first 12 months of a tenancy

• The new rent cannot take effect less than 52 weeks after the previous increase

These changes are intended to provide greater certainty for tenants while creating a consistent process for landlords.

Is There a Limit on How Much Rent Can Be Increased?

There is currently no fixed legal cap on private-sector rent increases in England.

However, landlords should ensure any increase reflects the local market rent for a comparable property.

If a tenant believes the proposed rent is above market level, they can challenge the increase through the First-tier Tribunal before the new rent takes effect.

The tribunal will assess the market rent and may decide to set the rent at:

• The proposed amount

• A lower amount

• A higher amount

What Will the Tribunal Consider?

When assessing a challenged rent increase, the tribunal may consider factors including:

• Local market rents for similar properties

• The condition and repair status of the property

• Any improvements carried out by the tenant

• The terms of the tenancy

For this reason, landlords should keep evidence of comparable local rents and ensure properties are maintained to a good standard.

Practical Steps for Landlords

To manage rent increases effectively under the new rules, landlords should consider:

Reviewing rents regularly

Annual reviews can help avoid situations where rents fall significantly behind the market.

Keeping documentation accurate

Incorrect dates, notice periods, or tenancy details may invalidate a Section 13 notice.

Communicating early with tenants

Clear communication can help reduce disputes and provide tenants with time to plan for any increase.

Retaining market evidence

Comparable local listings and market data may be useful if an increase is challenged.

Final Thoughts

The Renters’ Rights Act has introduced a more formali

sed process for rent increases in England. While landlords still retain flexibility to review rents in line with the market, the process now requires greater attention to timing, notice requirements, and compliance.

Understanding the Section 13 procedure and preparing properly for rent reviews will help landlords remain compliant while managing their properties effectively under the new system.