Renters' Rights Act rent increase rules

The Act in one paragraph

The Renters' Rights Act 2025 is the biggest change to private renting in England in decades. On 1 May 2026, most assured shorthold tenancies became assured periodic tenancies with no end date. For rent, the Act makes section 13 of the Housing Act 1988 the single route for increases, extends the notice period, and strengthens your position if you challenge.

The six rules

What has not changed

There is still no fixed cap on how much rent can rise. Shelter says the rent should be around the same as similar homes in your area, the market rent, and that you do not have to agree to an increase you think is too high. The First-tier Tribunal (Property Chamber) still decides the open market rent if you apply. The deadline is still the start date in the notice.

Changes to the tribunal process

For notices received on or after 1 May 2026, Shelter explains two important changes. First, the new rent set by the tribunal cannot be more than your landlord asked for. Second, the new rent normally starts from the next rent period after the tribunal sets the rent, rather than from the date in the notice. GOV.UK also notes that you can ask the tribunal to consider hardship and postpone the payment date.

Applications cost £47 for notices dated on or after 1 May 2026, with Help with Fees available if you have a low income and little or no savings.

Notices from before 1 May 2026

GOV.UK says that if your landlord served a notice using the old form before 1 May 2026, the notice period and increase in it still apply, even if the new rent starts after 1 May. You can still challenge at tribunal. Increases agreed under a rent review clause before 1 May 2026 but taking effect after it will not apply.

What to do if you get a notice

1. Check the notice is valid.
2. Note your deadline: the day before the new rent starts.
3. Talk to your landlord, ideally in writing.
4. If needed, apply to the tribunal before the start date.
5. Keep paying your current rent throughout.

• Is it Form 4A?
• Two months' notice?
• 52 weeks since the last increase?
• Starts on a rent day?
• Signed, with correct details?

Timeline of the changes

If your landlord did not give you the Information Sheet, GOV.UK says they could be fined. It does not change the rent rules, but it is worth mentioning if you raise concerns with your council.

Myths to ignore

• "Rent can only go up by inflation." There is no percentage cap in England.
• "Rent increases are banned." They are allowed through section 13, once a year.
• "If I challenge, the tribunal might put it up even more." Not for notices given on or after 1 May 2026.
• "My contract says rent rises every year, so it does." Rent review clauses no longer work for new increases.

How Section13Check applies these rules

Our check asks for the date you received the notice, the start date, how often you pay, a recent rent day, the date your tenancy started and the date of any previous increase. It then applies the rules above: Form 4A, two months' notice (one month for notices before 1 May 2026), the 52-week rule, the start-date rule, and signature and details. It shows a verdict and your tribunal deadline. It is a document helper, not legal advice, so check the result against your notice and get advice if anything is unclear.

Where to read more

GOV.UK's Renters' Rights Act overview for tenants, the guide to assured periodic tenancies and the open market rent determination page are the best official starting points. Shelter England explains each rule in plain English.