Rent Increases After the Renters' Rights Act 2025

The Renters' Rights Act 2025 fundamentally changes how rent increases work in the private rented sector. From 1 May 2026:

• All contractual rent review clauses become void. Any clause in your tenancy agreement allowing the landlord to increase rent outside the statutory process is unenforceable.
• No more fixed-term tenancies. All tenancies are periodic (rolling), so there are no fixed-term renewals at higher rents.
• Section 13 is the only route. The landlord must use the statutory Section 13 process with the prescribed form (Form 4A) for every rent increase.

These changes apply to all existing and new tenancies from 1 May 2026. Any rent increase that does not follow the Section 13 process is invalid and you should continue paying the current rent.

The statutory process for rent increases under the new framework:

• The landlord must serve a Section 13 notice using the prescribed Form 4A
• At least 2 months' notice must be given
• Rent can only be increased once every 12 months
• The proposed new rent must take effect at the beginning of a new period of the tenancy

If the landlord does not use the correct form, does not give sufficient notice, or attempts to increase rent more than once in a 12-month period, the increase is invalid. Continue paying the current rent. Be careful about paying the higher amount even once — it could be treated as acceptance.

If you believe the proposed rent increase is above the market rate, you can refer it to the First-tier Tribunal (Property Chamber):

1. Apply before the effective date: You must refer the increase to the tribunal before the date the new rent would take effect.
2. The tribunal's assessment: The tribunal determines the rent the property might reasonably command on the open market.
3. Key change — no higher rent: From 1 May 2026, the tribunal can no longer set a rent higher than the landlord proposed. Previously, the tribunal could set a higher rent — this is no longer possible.
4. No backdating: Rent increases cannot be backdated. The new rent applies from the tribunal's decision date, with scope to defer in hardship cases.

Applying to the tribunal is free and you do not need a solicitor. Gather comparable evidence: screenshot listings from Rightmove, Zoopla, and OpenRent for similar properties in the area.

The Renters' Rights Act 2025 introduces two important new protections:

• Bidding wars banned: Landlords must state the rent in advertisements and cannot accept bids above the advertised rent. Breach can attract a fine of up to £7,000. This prevents landlords from advertising at one price and then accepting the highest bidder.
• Rent in advance limited to 1 month: Landlords can require a maximum of 1 month's rent in advance. Demanding more is prohibited. This prevents landlords from pricing out tenants by requiring large upfront payments.

If a landlord asks you to bid above an advertised rent or demands more than 1 month's rent in advance, this is a breach of the Renters' Rights Act and you can report it to your local council's enforcement team.

"Market rent" is the rent that a willing tenant would pay for the property in its current condition, on the open market. The tribunal considers:

• Comparable properties: What similar properties in the same area are renting for. Size, condition, location, and amenities are all relevant.
• The condition of the property: A property in poor condition should command a lower rent than a well-maintained one.
• The terms of the tenancy: Any unusual terms that benefit or disadvantage the tenant.

It is not relevant what you can afford, what your housing benefit covers, or what the landlord's mortgage costs are. The tribunal looks solely at what the open market would bear for that property.

A landlord cannot use a rent increase to punish you for exercising your legal rights. The tribunal assessing a Section 13 increase looks only at market evidence — so an increase motivated by retaliation would only succeed if it genuinely reflects the market rate.

If you have recently complained about disrepair or asserted a legal right, and the landlord immediately proposes a large rent increase, document the timeline. The new rules strengthen your position: the tribunal can only set the rent at or below the landlord's proposal, and increases cannot be backdated.

If you believe a rent increase is retaliatory, seek advice from Citizens Advice or Shelter.

This guide provides general legal information about UK law and is not legal advice. Laws and regulations change, and individual circumstances vary significantly. For advice specific to your situation, you should consult a qualified solicitor.

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