Since 1 May 2026 the only way to raise the rent on a private tenancy in England without the tenant's agreement is a section 13 notice: once a year, with at least two months' notice, starting at the beginning of a rent period. Enter your dates to see the percentage rise and the earliest date the new rent can start.
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Rent periods run from this date, so a new rent must start on the same day of the month (or week).
The last increase made by section 13 notice or set by the tribunal. Leave blank if there has not been one.
Section 13 of the Housing Act 1988, as amended by the Renters' Rights Act 2025 from 1 May 2026, sets three tests, and the new rent can start on the first date that passes all of them:
A notice that gets any of these wrong is invalid and the tenant can keep paying the old rent. Serving early and naming a start date with a margin is safer than cutting it fine.
If the tenant thinks the new rent is too high, they can apply to the First-tier Tribunal (Property Chamber) before the new rent is due to start. The tribunal decides the open market rent: what the property would let for to a willing tenant on the same terms, judged against similar homes nearby. It does not look at the percentage rise, your mortgage costs or what you need to cover your bills.
Since 1 May 2026 the tribunal cannot set a rent higher than the one you proposed, and the new rent applies from the date of its decision rather than being backdated. In cases of undue hardship it can put the start back by up to two more months. So an increase above market rent will usually be cut, and any increase that is challenged will start later than planned. Evidence of three or four comparable lets, from listings or an agent's valuation, is the best way to set a figure that will stand.
A tenant can also agree a new rent with you in writing, and the law does not stop that. What you cannot do is put pressure on a tenant to agree, or rely on a rent review clause in the tenancy agreement.
This page is general information for England and is not legal advice. Wales and Scotland have their own rules.
Once a year. A section 13 increase cannot take effect less than 52 weeks after the tenancy began, or less than 52 weeks after the last increase took effect.
At least two months, on Form 4A. The new rent must also start at the beginning of a rent period, so the real notice is often a little longer.
There is no percentage cap. The limit is market rent: if the tenant applies to the First-tier Tribunal, it will set the rent at the open market level, and never above what you proposed.
Yes. They apply to the First-tier Tribunal before the new rent starts. The tribunal sets the market rent, which applies from the date of its decision, and it can delay the start by up to two months for undue hardship.
No. Since 1 May 2026 section 13 is the route for raising the rent on assured tenancies in the private rented sector, and rent review clauses in tenancy agreements cannot be relied on instead.
Housing Act 1988 section 13 as amended from 1 May 2026; GOV.UK Renters' Rights Act overview for landlords; GOV.UK guide to the Renters' Rights Act. All checked 3 October 2026.