Rent increase rules for landlords under the Renters’ Rights Act

The government has issued guidance on how rent increases will work under the Renters’ Rights Act.

Tenants will be able to challenge rises in court, and Tribunals can defer increases by up to two months in cases of hardship.

Landlords will be limited to one increase per year, and rent review clauses will be banned, as the government claim the new rules will “empower tenants and prevent unscrupulous landlords using rent increases as a backdoor means of eviction.”

How landlords will be able to increase the rent

According to the government guidance, landlords should first discuss any planned rent increases with their tenant.

Landlords will then need to serve a Section 13 notice using Form 4A: Landlord’s notice proposing a new rent, which the government says will be available on GOV.UK from 1 May 2026.

Landlords will need to give two months’ notice before the rent increase takes effect, and they must follow the Section 13 process every time they increase the rent, even if the increase has already been agreed upon with their tenants.

The guidance says landlords will be able to give the tenant notice in person, by post or by email if that’s allowed in the tenancy agreement.

Landlords should know that under assured shorthold tenancies (ASTs) they will not be able to increase the rent in the first year of the tenancy and can only increase rent once a year.

The government guidance says: “The increase will need to be in line with the rent that you would expect to receive if you were to relet the property on the open market.”

Tenants can challenge rent increases

Under the Renters’ Rights Act, tenants will be able to challenge landlords in court if they believe a rent increase exceeds the open market rate. Tenants can ask the First-tier Tribunal to determine what the new rent should be.

The government guidance also confirms rent review clauses will not be permitted under the Renters’ Rights Act, and Tribunals will support tenants by allowing them to defer rent increases by up to two months.

The guidance says: “We will reform how the Tribunal works to ensure tenants feel confident in challenging poor practice and enforcing their rights. Currently, tenants face the risk that the Tribunal may increase rent beyond what the landlord initially proposed, we will end this, so tenants never pay more than what the landlord asked for.

“We will also end the practice of backdating rent increases, with the new rent instead applying from the date of the Tribunal determination, to ensure tenants are not unexpectedly thrust into debt. And, in cases of undue hardship, we will give the Tribunal the power to defer rent increases by up to a further two months.

“To ensure tenants always have a right of appeal, and prevent backdoor evictions, rent increases by any other means, such as rent review clauses, will not be permitted. This will also ensure all parties are clearer on their rights and responsibilities.”

Rent review clauses will no longer apply

The guidance confirms that any tenancy agreement clause that automatically increases the rent will no longer apply from 1 May 2026.

It adds that if landlords serve tenants with notice of a rent increase using Form 4 before 1 May 2026, the increase will still take effect, even if the new rent starts after that date. Tenants who believe the increase exceeds the open market rate will still be able to challenge it.

Landlords will not be able to raise the rent again until at least one year after the last increase took effect.

Property118 commercial reality check

Many landlords feel the Renters’ Rights Act adds pressure to an already demanding environment. The reality is that sympathetic communication, firm process and clear evidence can turn a difficult task into a manageable, repeatable system.

What serious landlords should do next

Acknowledge the emotional weight. Raising rent is uncomfortable for many landlords who value long-term tenants. A brief, respectful conversation that explains rising costs and compliance duties often diffuses tension before it starts.

Show fairness through evidence. Maintain a small file with comparables, recent upgrades and service histories. Transparent reasoning helps tenants understand that you are keeping the increase aligned with market norms, not exploiting the rules.

Protect yourself with a clean compliance trail. Record last increase dates, notice periods and when Form 4A applies. A simple spreadsheet prevents errors and removes the anxiety of missing a deadline.

Model property-by-property outcomes. Track projected rent, mortgage adjustments and maintenance cycles. This helps you understand where small increases protect yield and where holding steady supports long-term occupancy.

Advantage through professionalism

Confidence grows when process replaces stress. Landlords who combine empathy with disciplined structure handle rent increases with calm authority.