Rent increases in England: the section 13 notice and challenging one
Published · 3 min read · Figures checked . UK rules and rates change, so check the official sources below before you act.
Since the Renters' Rights Act changes, a landlord in England can raise rent only once a year, using a formal notice. This guide explains the notice, the two month warning and how a tenant can ask a tribunal to look at it.
Who this guide is for
This guide is general information for people who rent a home from a private landlord in England. It does not cover Scotland, Wales or Northern Ireland, where housing is a devolved matter and different rules apply. Some social housing tenancies also keep their own rent-setting methods. It is not advice for your own situation.
The details below were read on GOV.UK on 12 October 2026. The main tenancy changes in the Act began on 1 May 2026.
How a rent increase now works
GOV.UK says landlords can increase rent once per year, up to the market rate. To do this they must use what is known as a section 13 notice. The notice must set out the new rent and give at least 2 months' notice before it takes effect. The landlord's guidance names this as Form 4A.
Rent increases by any other means, such as a rent review clause in the tenancy agreement, are not permitted for these tenancies. GOV.UK also states that the government does not support rent controls, and nothing in the Act stops landlords raising rents in line with market prices.
Challenging an increase
If a tenant thinks a proposed increase is above the open market rent, they can apply to the First-tier Tribunal (Property Chamber). GOV.UK's tribunal guidance says the tribunal must receive the application before the date the rent is due to increase. The guide to the Act adds that tenants should tell their landlord that they have applied.
The tribunal looks at comparable rents in the area. It does not count improvements the tenant made. GOV.UK says tenants never pay more than the landlord asked for, even if the tribunal's view of market rent is higher.
- The new rent applies from the date of the tribunal's decision, rather than being backdated.
- If paying the new rent would cause undue hardship, the tribunal can delay an increase by up to a further 2 months.
- The tribunal usually sends its decision within 6 weeks of a hearing, according to GOV.UK.
These timings matter because a late application would miss the deadline. Many people keep a dated copy of the notice and of anything they send.
Related changes for people looking for a home
The same GOV.UK guide describes two other rules in England. Landlords and agents must publish an asking rent and cannot ask for or accept offers above it. They also cannot require rent in advance before a tenancy agreement is signed. Once it is signed, they can ask for up to one month's rent before the tenancy begins. Councils can issue civil penalties for breaches.
Where to get free help
Citizens Advice offers free guidance on rent and housing problems, and your local council housing team may also be able to help. If you are struggling to pay rent, it can be worth talking to your landlord early and checking whether you can claim help with housing costs.
Check before you act
Rules, forms and tribunal procedures can change, and this page only summarises them. It can be worth reading the official pages linked below to confirm the current position before relying on any of the details here.
Sources
For information only. See our disclaimer and editorial standards. Spotted an error? Tell us.
