tenancy

Can my landlord increase my rent? What UK renters need to know in 2026

Your landlord can increase your rent — but only in certain ways and with proper notice. Here's exactly what the rules are, what a valid rent increase looks like, and how to challenge one you think is unfair.

The Clarify Team

— 7 min read
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⚡ New rules in 2026: The Renters' Rights Act has strengthened protections against excessive rent increases. Landlords are now limited to one rent increase per year and must follow strict notice rules. Here's what changed and what it means for you.

At a glance

  • Can they increase rent? Yes — but only once every 12 months, and only by giving proper written notice.
  • Notice required: At least 2 months' written notice using a Section 13 notice (or equivalent).
  • Fixed-term tenancy: Rent can only go up during a fixed term if your agreement has a rent review clause.
  • Too high? You can challenge any increase at the First-tier Tribunal — for free.
  • Tribunal standard: They'll assess whether the proposed rent is in line with the local market rate.
  • Not legal advice: This article explains the rules in plain English. For your specific situation, speak to Citizens Advice or a housing solicitor.

A letter from your landlord saying your rent is going up can feel like a punch to the stomach — especially when the cost of living is already stretched. But landlords can't just change what you pay whenever they feel like it. There are rules, there's a process, and you have rights.

This guide explains exactly when and how a landlord can raise your rent, what a valid rent increase notice looks like, and what you can do if you think the increase is too much.

Can my landlord increase my rent?

Yes — but only under specific circumstances. Whether your landlord can raise your rent, and by how much notice they need to give, depends on the type of tenancy you have.

Periodic tenancy (rolling week-by-week or month-by-month)

This is the most common situation once a fixed-term tenancy ends. Under the Renters' Rights Act, your landlord can only increase your rent once every 12 months. They must give you at least two months' written notice before the increase takes effect, using a formal document called a Section 13 notice.

The notice must state the new proposed rent and the date from which it applies. It cannot take effect sooner than the notice period allows, and it cannot happen more than once in any 12-month rolling period.

Fixed-term tenancy (e.g. a 12-month contract)

If you're still within a fixed-term agreement, your landlord generally cannot increase your rent during that term — unless your tenancy agreement contains a specific rent review clause. If there is such a clause, it will spell out when reviews can happen and how any increase is calculated (for example, linked to the Consumer Price Index).

If your agreement doesn't have a rent review clause, your rent is fixed for the duration of the term. Your landlord would have to wait until the term ends and the tenancy becomes periodic before using a Section 13 notice.

What does a valid rent increase notice look like?

A lot of renters receive informal messages — a text, an email, a letter that doesn't look particularly official — telling them their rent is going up. In many cases, these are not valid.

For a rent increase on a periodic assured or assured shorthold tenancy to be legally enforceable, the landlord must use a Section 13 notice (Form 4). This is a specific document available from the government. It must include:

  • Your name and address
  • Your landlord's name
  • The proposed new rent
  • The date the new rent would start
  • A note that you can refer the increase to a tribunal if you disagree

If your landlord sends you a casual email or handwritten note saying "rent goes up next month", that is not a Section 13 notice and you are not legally obliged to pay the higher amount on that basis alone. You can ask for a properly served notice.

Got a rent increase letter you're not sure about? Upload it to Clarify.

Not sure if your rent increase notice is valid? Upload it to Clarify and ask in plain English — "Is this notice correct?", "How much notice have I been given?", "What are my options?" — and get a clear answer with references to the actual text.

Try Clarify free → getclarify.co.uk

What if I think the increase is too high?

You have the right to challenge any rent increase — no matter the amount — by referring it to the First-tier Tribunal (Property Chamber). This is a free process and you don't need a solicitor.

The tribunal will assess whether the proposed rent is a fair market rate for a similar property in your area. They won't simply rubber-stamp whatever the landlord has asked for. In some cases, they've actually reduced the rent below what the tenant was already paying — though that's rare.

Important: you must refer the increase to the tribunal before the new rent takes effect. Once you've started paying the higher amount, it becomes much harder to challenge. You apply via the GOV.UK website (search "challenge rent increase tribunal").

What happens while the tribunal is deciding?

You don't have to pay the higher rent while your case is being reviewed. Keep paying your existing rent and keep records of everything. The tribunal will set a date for the increase — and it can only go up from that date, not backdated.

Can a landlord increase rent by any amount?

There's no legal cap on the amount a landlord can propose. However, the tribunal standard means increases significantly above the local market rate are likely to be reduced if challenged. In practice, most landlords who know the rules will aim for something defensible — typically in line with or slightly above inflation or local market movement.

If your landlord is proposing a jump of 20, 30, or 40 per cent with no real justification, that's a strong candidate for a tribunal referral. Look at what similar properties in your area are currently being advertised for on Rightmove or Zoopla — that's roughly the evidence the tribunal will use.

Can I negotiate instead of going to tribunal?

Absolutely — and for many people, a direct conversation with the landlord or their letting agent is quicker and less stressful than a formal hearing. If you can show evidence from similar local rentals, or explain that a large increase means you'd have to leave (which means void period and re-letting costs for them), many landlords will negotiate.

It's worth trying negotiation first, but don't let that delay you if you're close to the effective date of the increase — you can negotiate and submit a tribunal referral at the same time as a backup.

Received a rent increase notice? Clarify can help you understand it — and what to do.

Upload your rent increase notice to Clarify and ask anything — whether it's valid, whether the notice period is right, or what your realistic options are. Plain English answers, cited from your actual document.

Upload your notice → getclarify.co.uk

Frequently asked questions

My landlord is increasing my rent mid-fixed-term. Is that allowed?

Only if your tenancy agreement contains a rent review clause that explicitly allows it. Check your agreement carefully. If there's no such clause, your rent is fixed until the end of the term. If your landlord is insisting on an increase without a valid clause, you are not legally obliged to pay it — and should seek advice from Citizens Advice or a housing solicitor.

My landlord gave me less than two months' notice. Is the increase still valid?

No. A Section 13 notice must give you a minimum of two months' notice before the new rent takes effect (or one month's notice if your tenancy is weekly or fortnightly). If the notice period is too short, the notice is defective and the increase cannot lawfully take effect on the date stated. Your landlord would need to serve a new, correctly timed notice.

Can my landlord increase the rent to force me out?

Using a rent increase as a way to make a tenancy untenable — sometimes called "economic eviction" — is more difficult under the new rules but not impossible. If you believe the proposed rent is so far above market rate that it's designed to force you out rather than reflect genuine market conditions, that's exactly the kind of case the tribunal can assess. Document everything and take advice.

My rent went up but I didn't get any written notice. What do I do?

If your landlord has simply started charging a higher amount without any formal notice, you're not obliged to pay it. Continue paying your existing rent, write to your landlord (email is fine — keep records) asking for a properly served Section 13 notice, and note the date. If they persist in trying to collect the higher amount, seek advice from Citizens Advice.

Does the 12-month rule reset when a new tenancy agreement is signed?

Yes — if your landlord asks you to sign a new fixed-term agreement at the start with a higher rent figure, that's a new contract rather than a Section 13 notice. You can negotiate the rent at that point, or choose not to renew. The 12-month rule on Section 13 increases applies to rent increases within an existing ongoing tenancy.

I'm in a House in Multiple Occupation (HMO). Do the same rules apply?

Generally yes, if you have a standard assured or assured shorthold tenancy for your room. However, some HMO arrangements operate on licences rather than tenancies, which have different rules. Check your agreement to see which type you're on — if it says "licence" rather than "tenancy", the Housing Act protections may not apply in the same way.

What happens if I just refuse to pay the higher rent?

If the increase was validly served and you didn't refer it to the tribunal before the effective date, refusing to pay could put you in arrears — which could give your landlord grounds for a Section 8 eviction notice. If you disagree with the increase, the correct route is the tribunal, not withholding payment. Always take advice before stopping or reducing rent payments.

Can my landlord increase the rent and reduce services at the same time?

A rent increase must be justified against market rates for the property as it stands. If your landlord is simultaneously removing services that were previously included — parking, gardening, broadband — this changes the value of what you're renting. You can raise this as part of a tribunal referral or negotiation. Removing included services may also be a breach of your tenancy agreement in its own right.

Disclaimer: This article is for general information only and does not constitute legal advice. Tenancy law is complex and individual circumstances vary. If you have received a rent increase notice or are in a dispute with your landlord, please speak to a qualified housing solicitor or contact Citizens Advice (citizensadvice.org.uk) or Shelter's free helpline on 0808 800 4444.

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