Increasing rent has become a huge topic in the United Kingdom.
New Government legislation, titled the Renter’s Rights Act, came into effect on 1st May 2026. This introduced new landlord rent increase rules, including around how to increase rent, how to write a rent increase letter, and how rent increase notice needs to be given.
The new system is designed to stop unfair rent hikes, but it has brought in lots of new hoops for landlords to jump through. If you don’t take the right steps when serving a Section 13 rent increase, it can backfire, and result in legal action.
So, how do you increase rent as a landlord without causing a row or breaking the rules? Let’s get into it.
The basic rule: rent rises must follow the proper process
For most private rented properties in England, rent can only be increased once per year. This is one of the landlord’s main responsibilities under the new law.
It cannot usually be increased during the first 12 months of a tenancy, and landlords must now use the statutory Section 13 process. That means serving the correct Form 4A and giving the tenant at least two months’ notice before the new rent takes effect.
Increasing rent for an existing tenant is not the same as re-letting
There is a big difference between raising rent for someone already living in the property and setting the rent for a new tenancy.
When a property is empty and you’re advertising it to new tenants, you can set the asking rent based on the market.
With an existing tenant, it’s different, which is why the law puts a formal process around it. You need be careful about treating long-standing tenants like brand-new applicants. The law is unlikely to be on your side.
How much can a landlord increase rent by?
The question ‘how much can a landlord increase rent?’ doesn’t have a simple percentage answer. Instead, the key test is market rent.
The proposed new rent should be no higher than what similar properties in the local area would realistically let for. You’ll need to carry out research to determine this. Rightmove and Zoopla can help, but asking prices are not always the same as achieved rents. A letting agent can be useful in this situation.
You should also look honestly at your own property, as the condition is relevant to how much you increase rent by.
What is a Section 13 rent increase?
A Section 13 rent increase is the formal legal process landlords use to propose a new rent for an assured periodic tenancy. Since the 1st May 2026 reforms, this is now the route landlords must use for most private rent increases in England.
The landlord must complete Form 4A, which is the official notice proposing a new rent. This form includes the tenant’s details and the landlord’s details. It also outlines the agent’s details (if there is one), along with the current rent and the proposed new rent.
A casual rent increase letter may be useful as a covering note, but it is not a substitute for the statutory form. You can write to the tenant explaining why the rent is going up, but the legal notice must be the correct Form 4A.
How much notice to increase rent?
Landlords must give at least two months’ notice before the proposed new rent takes effect. That is the current rule for assured private tenancies in England after the 1st May 2026 update.
This matters because serving the notice late, using the wrong date or failing to give the full notice period can make the notice invalid.
In practice, a good landlord should often give more than the legal minimum. Two months is the requirement, but an early conversation can make the increase less likely to result in hostility.
How often can a landlord increase rent?
For most assured periodic tenancies in England, rent can only be increased once per year, and not during the first year of the tenancy.
Previously, when assured shorthold tenancies were in place, the rules were different. It’s important that you get out of these old habits, and adapt to the new ones.
A sensible step-by-step process for increasing rent:
- Check when the tenancy began and when rent was last increased
- If it was within 12 months, you need to wait
- Research the local market for similar properties being let
- Decide on a proposed rent you can defend
- Before serving the formal notice, speak to the tenant
- Complete Form 4A carefully and serve it correctly, giving at least two months’ notice
- Keep copies of everything, including the form, any covering letter or email, and evidence of service
- Be ready to respond if the tenant has questions
Can tenants challenge a rent increase?
Yes, under the new rules for tenancy agreements, a tenant can challenge a rent increase at the First-tier Tribunal if they think it’s unfair.
They can also challenge the notice if they think it’s invalid. This might be because the wrong form was used, the notice period is too short, or the details are incorrect.
The tribunal will look at the open market rent for the property. Each party can present their own evidence.
When should a landlord reconsider a rent increase?
There are times when increasing rent may be legal but still unwise.
If you have a reliable tenant who pays on time, reports repairs promptly and looks after the property, think carefully before pushing the rent to the absolute top of the market.
You should also reconsider if repairs are outstanding. If the tenant has been living with unresolved damp or broken fittings, deal with those first.
Make sure to read your tenancy agreement carefully and understand your wider landlord responsibilities. Rent is only one part of the relationship. Compliance, repairs, deposit rules, safety certificates and communication all matter.
You must also comply with the Tenant Fees Act for all associated costs in setting it up in the first place.
Can letting agents help?
Yes, you could find a letting agent extremely useful, if you find the right one. They can handle all the difficult steps, so you don’t have to. This includes a Section 13 rent increase, a rent increase notice, and all other landlord rent increase rules.
Obviously, you’ll need to pay a letting agent a fee for this service. It’s often worthwhile, though, if it stops you making costly mistakes, and also reduces the stress of the overall process.
The wider landlord picture
It’s easy to see why the new rules around how much can a landlord increase rent are causing lots of property owners to reconsider their position.
Mortgage rates, insurance, maintenance, licensing, tax changes and regulation have all made buy-to-let feel less attractive than it once did.
ONS figures show rents have continued rising, although growth has cooled compared with the peaks of the recent rental squeeze. That does not mean every landlord should automatically increase rent, but it does show why the issue is not going away.
Frequently Asked Questions
How much can I increase rent by?
There is no fixed percentage cap for most private landlords in England. The key point is that the proposed rent should not be above the open market rent for similar properties in the local area. That means you need evidence.
How often can I increase rent?
For most assured periodic tenancies in England, you can generally increase rent once per year. You also cannot increase rent in the first 12 months of a tenancy. If you are asking ‘how often can a landlord increase rent’, the practical answer is once a year at most, using the proper Section 13 process.
Can a tenant refuse a rent increase?
A tenant can disagree with a proposed increase. They may speak to you and try to negotiate, or they may challenge the increase at the First-tier Tribunal if they believe it is above market average or the notice is invalid.
Can I increase rent during a tenancy?
Yes, a landlord can increase rent during a tenancy, but only if the rules allow it. Since the reforms, most private landlords in England must use Form 4A under the Section 13 process, give at least two months’ notice and keep the increase within the market average. You cannot increase rent during the first year.
Do I need to use a Section 13 notice?
For most assured private tenancies in England, yes. A Section 13 rent increase is now the standard route. A rent increase letter can explain the reasons and keep communication friendly, but the legal rent increase notice should be the correct Form 4A.
