Rent Increases During a Fixed-Term Tenancy: Your Rights Explained

Receiving a rent increase notice while you're still in the middle of a fixed-term tenancy can feel alarming. You've signed a contract — doesn't that mean your rent is fixed until the end of the term?

The short answer, in most cases, is yes. Your landlord generally cannot increase your rent during a fixed-term tenancy without either your agreement or a specific clause in your tenancy agreement that permits it. Understanding exactly what applies to your situation gives you the power to respond calmly and confidently.

---

The Basic Rule: Fixed-Term Tenancies and Rent Stability

If you're on an Assured Shorthold Tenancy (AST) with a fixed end date — say, a 12-month tenancy running from July 2025 to July 2026 — your rent is fixed at the agreed amount for the duration of that term. The landlord cannot unilaterally change it.

There are only two ways the rent can change during a fixed term:

1. You agree to the change — if your landlord asks for a rent increase and you voluntarily agree, that agreement is binding.
2. The tenancy agreement contains a rent review clause — some contracts include a clause allowing the landlord to increase rent during the fixed term, usually under defined conditions. If your contract has one of these, different rules apply (more on this below).

If neither of these applies, a Section 13 notice — the formal legal route for proposing a rent increase — cannot be used during a fixed-term tenancy. Section 13 of the Housing Act 1988 only applies to periodic tenancies (where the fixed term has ended and the tenancy rolls on week-by-week or month-by-month). A Section 13 notice served during a fixed term is legally invalid.

---

What Is a Rent Review Clause?

A rent review clause is a term in your tenancy agreement that gives your landlord the right to increase the rent during the fixed term, usually at a specified point or under specified conditions. They typically look something like this:

"The rent may be reviewed annually on each anniversary of the tenancy commencement date, and may be increased to reflect changes in the open market rent for equivalent properties in the area."

Or, more commonly in shorter tenancies:

"The landlord may increase the rent once during the tenancy term by providing [X weeks'] written notice."

If your contract has a rent review clause, it may be enforceable — meaning your landlord can increase your rent during the fixed term if they follow the process set out in the clause. However, this is one area where the rules are changing significantly.

Rent Review Clauses After 1 May 2026

Under the Renters' Rights Act 2025, which takes effect on 1 May 2026, rent review clauses in private tenancy agreements will no longer be valid as a mechanism for initiating rent increases. From that date, the only legal way a landlord can propose a rent increase is via a Section 13 notice — and Section 13 notices can only apply to periodic tenancies, which will be the only tenancy type permitted under the new rules.

This means: from 1 May 2026, there will be no fixed-term ASTs and no rent review clauses. All tenancies become periodic, and rent can only be increased once per year via Section 13, with two months' notice.

If you are currently in a fixed-term tenancy and your contract contains a rent review clause, it applies under the current rules. If the fixed term extends past 1 May 2026, the position becomes more nuanced — it's worth seeking advice from Shelter or Citizens Advice on how the transition rules affect you specifically.

---

What If Your Landlord Tries to Increase the Rent Anyway?

It does happen. Some landlords — especially those who manage properties themselves without professional letting agents — send a rent increase letter during a fixed term without realising (or caring) that they're not entitled to do so.

Here's what to do if this happens to you:

Step 1: Check your tenancy agreement Look for any rent review clause. If there isn't one, your landlord has no contractual basis for a unilateral increase during the fixed term.

Step 2: Check whether the notice is a Section 13 notice If the landlord has sent you a Section 13 notice (Form 4), you can point out that this form only applies to periodic tenancies and is not valid during a fixed term. The notice is ineffective.

Step 3: Respond in writing Write to your landlord (or their agent) politely stating that you do not consent to the rent increase as you are currently within a fixed-term tenancy and your agreement does not include a valid rent review clause. Keep a copy of everything.

Step 4: Do not simply start paying the new amount Paying the higher rent without objection could be interpreted as your agreement to the new rate. Continue paying the original contracted amount and make your position clear in writing.

Step 5: Get advice if needed If your landlord threatens to evict you or pursues the matter, contact Shelter's helpline or Citizens Advice. Attempting to evict a tenant for not agreeing to an unlawful rent increase is not a valid ground for possession.

---

What Happens When the Fixed Term Ends?

When your fixed term expires, the tenancy typically becomes a periodic tenancy — continuing on a rolling basis at the same rent. At this point, your landlord can use a Section 13 notice to propose a rent increase, subject to the notice period rules and the 52-week frequency rule (they can only increase rent once every 12 months).

Under current rules (before 1 May 2026), the notice period depends on the payment frequency — usually one month for monthly tenancies. From 1 May 2026, the minimum notice period for all rent increases becomes two months.

If you receive a Section 13 notice after your fixed term ends and you think the proposed increase is above market rate, you can challenge it by applying to the First-tier Tribunal before the effective date. The application is free.

---

Contractual Rent Review vs Section 13: What's the Difference?

It's worth being clear about the distinction:

	Contractual Rent Review	Section 13 Notice
When it applies	During a fixed-term, if your contract allows	Periodic tenancy only
Legal basis	Terms of your tenancy agreement	Housing Act 1988, s.13
Can you challenge it?	Only if the clause is unfair or improperly followed	Yes — apply to tribunal before effective date
Can tribunal set a higher rent?	No (it's a contract dispute)	Yes, under current rules (no under post-May 2026 rules)

---

Key Takeaways

• Your landlord generally cannot increase your rent during a fixed-term tenancy without your agreement or a rent review clause in your contract.
• A Section 13 notice served during a fixed term is legally invalid — that process only applies to periodic tenancies.
• If your contract contains a rent review clause, it may be enforceable under current rules — but these clauses will be abolished from 1 May 2026 under the Renters' Rights Act.
• Never silently start paying a higher rent during a fixed term — this may be treated as consent to the increase.
• If your landlord tries to force an increase without the legal right to do so, respond in writing, document everything, and seek advice from Shelter or Citizens Advice if needed.

---

Frequently Asked Questions

Can a landlord increase rent mid-fixed-term? Generally no — unless your tenancy agreement contains a specific rent review clause that permits it. Without such a clause, any unilateral rent increase during a fixed term is not legally enforceable.

What is a rent review clause? A clause in your tenancy agreement allowing the landlord to increase rent during the fixed term, usually at a set interval or under specific conditions. If your contract has one, it may allow an increase even during the fixed term — but check it carefully for the exact conditions.

Does a Section 13 notice apply during a fixed term? No. Section 13 of the Housing Act 1988 only applies to assured periodic tenancies. A Section 13 notice served during a fixed-term tenancy is invalid and does not legally increase your rent.

What should I do if I get a rent increase notice during a fixed term? Check your agreement for a rent review clause. If there isn't one, write to your landlord stating you do not consent to the increase and continue paying the original rent. Do not pay the higher amount without objection.

What happens to rent review clauses after 1 May 2026? The Renters' Rights Act 2025 abolishes rent review clauses as a mechanism for increasing rent. From 1 May 2026, rent can only be increased via a Section 13 notice on a periodic tenancy, with a minimum two months' notice, once per year.

Can my landlord evict me for refusing a rent increase during a fixed term? Not during a fixed term via a no-fault route — Section 21 notices cannot be served during a fixed term. They cannot evict you simply because you refuse an unlawful rent increase. If you receive any possession notice in this situation, contact Shelter or Citizens Advice immediately.