Can your landlord increase your rent in England? New rules introduced in 2026 mean landlords must follow a specific legal process before increasing rent.
For most private tenants with an assured periodic tenancy, rent can generally be increased only once a year. The landlord cannot increase the rent during the first 12 months of a new tenancy and must give at least two months’ notice.
The increase must also be reasonable in relation to the open-market rent for the property.
What changed in 2026?
The Renters’ Rights Act changes came into force for private rented properties in England on 1 May 2026.
Most existing assured shorthold tenancies became assured periodic tenancies. New private tenancies also operate on a rolling basis rather than having a fixed end date.
The changes also mean that:
Landlords can read our guide to what the Renters’ Rights Act means for landlords for a practical overview of the wider changes.
- rent can usually be increased only once a year;
- rent cannot be increased during the first 12 months of a new tenancy;
- landlords must use Form 4A to propose an increase;
- tenants must receive at least two months’ notice;
- tenants can challenge an increase they believe is above the open-market rent; and
- rent-review clauses cannot be used to introduce new increases outside the statutory process.
These rules apply to most private assured tenancies in England. Different rules may apply to social housing, lodgers, business tenancies and some other arrangements.
How often can my landlord increase my rent?
In most cases, your landlord can increase your rent only once every 12 months.
The 12-month period is measured from when the previous increase took effect. This means a landlord cannot repeatedly raise the rent during the same year, even if the local market changes quickly.
If you have recently started a new tenancy, the rent cannot usually be increased during the first 12 months.
How much notice must my landlord give?
Your landlord must normally give you at least two months’ notice before the proposed new rent takes effect.
The notice must be provided using Form 4A: Landlord’s notice proposing a new rent. It may be given in person, by post or by email if your tenancy arrangements allow important notices to be sent electronically.
A message, informal letter or conversation about a possible increase does not replace the formal notice.
Check the proposed start date carefully. If the notice does not give the required amount of time, or the form has not been completed correctly, you may wish to obtain advice before accepting the increase.
Can my landlord use a rent-review clause?
For most private assured tenancies, rent-review clauses cannot be used to introduce new rent increases after 1 May 2026.
Instead, the landlord must use the statutory Form 4A process. This applies even if you and the landlord have already discussed or informally agreed a higher rent.
There are transitional rules for some increases agreed or notified before 1 May 2026. If your rent increase began under the previous rules, check when the last increase took effect before deciding whether a further increase is valid.
Does the new rent have to match the market?
A proposed increase should not be higher than the open-market rent for the property.
The open-market rent is broadly the amount a landlord might reasonably expect to receive if the property were advertised to new tenants, taking account of its location, size, condition and facilities.
You can compare the proposed rent with:
- similar properties advertised locally;
- recent rental listings in the same area;
- the property’s condition and furnishings;
- included services or bills; and
- any improvements or problems that may affect its value.
Remember that asking rents are not always the same as agreed rents. Try to compare properties that are genuinely similar.
What can I do if I think the increase is too high?
If you believe the proposed rent is above the open-market rent, you may be able to apply to the First-tier Tribunal for a decision.
The tribunal can consider evidence about comparable properties and determine the appropriate market rent.
Keep copies of:
- the Form 4A notice;
- your tenancy agreement;
- details of the current rent;
- comparable local properties;
- photographs or records of the property’s condition; and
- correspondence with your landlord or letting agent.
Do not ignore the notice. There may be deadlines for making an application, and failing to respond could leave you with fewer options.
You should also consider getting independent housing or legal advice before making an application.
Do I have to agree to the increase?
You do not necessarily have to agree with the proposed amount, but you should not simply stop paying rent.
Continue paying the current rent while checking whether the increase has been proposed correctly. If you agree a different amount with your landlord, make sure the agreement is recorded clearly in writing.
If the increase is disputed, obtain advice about the correct amount to pay while the matter is being resolved.
Can my landlord increase the rent to make me leave?
For more information about possession changes, see our guide to what landlords need to know now that Section 21 has gone.
A landlord must not use the rent-increase process as a way to harass or pressure a tenant unlawfully.
A rent increase must follow the correct statutory procedure and should reflect the open-market rent. A landlord cannot avoid the legal requirements by demanding an immediate increase or repeatedly threatening a tenant.
The 2026 reforms also removed Section 21 ‘no-fault’ evictions for most private tenancies. However, landlords may still be able to recover possession for specific legal reasons, provided they follow the correct process.
What if I cannot afford the new rent?
If the proposed increase would create financial difficulty, speak to your landlord or letting agent as soon as possible.
You may be able to discuss:
- a smaller increase;
- a later start date;
- a payment plan for any agreed arrears;
- a longer period before the increase takes effect; or
- whether another property may be available at a more suitable rent.
You should also check whether you qualify for housing support or local authority assistance. Citizens Advice, Shelter and your local council may be able to provide independent guidance.
A practical checklist for tenants
- Is the property in England?
- Is your tenancy covered by the assured periodic tenancy rules?
- Has at least 12 months passed since the tenancy began?
- Has at least 12 months passed since the previous increase took effect?
- Was Form 4A used?
- Have you received at least two months’ notice?
- Does the proposed rent appear reasonable compared with similar local properties?
- Are there deadlines if you want to challenge the increase?
- Have you kept copies of all relevant documents?
What should landlords remember?
Landlords may also find our guide to why tenant referencing matters more than ever useful when reviewing their letting process.
Landlords should review the current rent against comparable local properties before proposing an increase.
They should:
- use Form 4A;
- give at least two months’ notice;
- increase the rent no more than once a year;
- avoid increasing rent during the first 12 months of a new tenancy;
- retain evidence supporting the proposed market rent; and
- communicate clearly with the tenant.
Using the correct process helps avoid disputes and gives both parties a clearer understanding of what is being proposed.
Final thoughts
The 2026 rules do not prevent landlords from increasing rent, but they do place clearer limits on when and how an increase can happen.
For tenants, the key points are the annual limit, the first-year restriction, the two-month notice period and the requirement for Form 4A. If an increase appears higher than the open-market rent, it may be possible to challenge it through the First-tier Tribunal.
Rules can be complicated, particularly where a rent increase was proposed before 1 May 2026. If you are unsure about your position, seek independent housing or legal advice.
Read the official GOV.UK guidance for tenants or read the guidance for landlords.
This article provides general information about renting in England and is not legal advice. Rules and guidance can change.
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