Rent Increases When Your Landlord Is Selling the Property

Finding out your landlord is selling the property can be unsettling enough on its own. When a Section 13 rent increase notice arrives at the same time, it can feel like a double blow. But your rights as a tenant do not change just because your landlord has decided to sell.

This guide explains what happens to rent increases when a property is being sold, what your rights are during the process, and how the Renters' Rights Act 2025 strengthens your position from 1 May 2026.

Your Tenancy Continues When the Property Is Sold

The single most important thing to understand is that a change of landlord does not end your tenancy. When a property is sold, your tenancy agreement transfers automatically to the new owner. This is a fundamental principle of English tenancy law, and it applies to all assured and assured shorthold tenancies.

The new landlord inherits:

• The same tenancy agreement, including all its terms
• The same rent amount (unless a valid increase has already taken effect)
• The same obligations for repairs and maintenance
• The same rules about deposits, which must remain protected

You do not need to sign a new tenancy agreement, and you cannot be asked to leave simply because the property has been sold.

Can a Landlord Increase Rent While Selling?

Yes. A landlord can serve a Section 13 rent increase notice at any point during the sale process, provided they follow the correct legal procedure. The fact that the property is on the market does not prevent a rent increase, nor does it create any special exemption.

However, the increase must meet the same requirements as any other Section 13 notice:

• The landlord must use the correct form (Form 4)
• The notice must give the proper minimum notice period (currently one month for monthly tenancies, rising to two months under the Renters' Rights Act from 1 May 2026)
• The proposed rent must be a fair market rate
• At least 52 weeks must have passed since the last increase

If the notice does not meet these requirements, it is invalid regardless of whether the property is being sold.

What Happens to a Rent Increase When the Property Sells?

The timing matters here. There are three scenarios:

Scenario 1: The increase takes effect before completion

If the rent increase has already taken effect before the sale completes, the new landlord inherits the tenancy at the increased rent. The increase stands, and the new owner collects the higher amount from day one.

Scenario 2: The notice has been served but the increase date has not arrived

If the landlord served a Section 13 notice but the increase date falls after the sale completes, the situation is more nuanced. The notice was validly served by the original landlord, so it generally remains enforceable. The new landlord steps into the original landlord's shoes.

You still have the right to challenge the increase at the First-tier Tribunal before the proposed start date -- and you should exercise that right if you believe the proposed rent is above market rate.

Scenario 3: The new landlord wants to increase rent after buying

The new landlord cannot simply decide to charge more because they paid a higher price for the property. They must follow the same Section 13 process, and crucially, they must respect the 52-week rule. If the previous landlord increased the rent within the last 52 weeks, the new landlord cannot increase it again until that period has elapsed.

Tactical Rent Increases Before a Sale

Some tenants worry that landlords increase rent strategically before selling to make the property more attractive to investors. A higher rental income can increase a property's value to buy-to-let purchasers.

While this is not illegal, it does not change your rights. If the proposed rent is above the market rate for a comparable property in your area, you can challenge it at the tribunal. The tribunal will set the rent based on what a willing tenant would pay on the open market -- not what makes the numbers work for a property sale.

If you suspect the increase is designed to inflate the property's value rather than reflect genuine market conditions, gather evidence of comparable rents in your area and consider making a tribunal application.

The Renters' Rights Act 2025: What Changes

From 1 May 2026, the Renters' Rights Act introduces several changes that affect this situation:

• Two months' minimum notice for all Section 13 increases (currently one month for monthly tenancies). This gives tenants more time to respond during the uncertainty of a sale.
• No Section 21 evictions. The Act abolishes no-fault evictions entirely. A new landlord cannot serve a Section 21 notice to remove you after buying the property. They can only seek possession on specific grounds (such as wanting to sell the property themselves, but this requires a court order and proper notice).
• Contractual rent increase clauses void. Any clause in your tenancy agreement allowing the landlord to increase rent outside the Section 13 process will have no effect. This prevents sale-related pressure to accept non-statutory increases.
• Tribunal cannot set rent above the proposed amount. Under the new Act, if you challenge a rent increase, the tribunal can only reduce it or leave it as proposed -- they cannot increase it above what the landlord asked for.

What to Do If You Receive a Rent Increase During a Sale

1. Check the notice is valid. Confirm the correct form was used, the notice period is correct, and 52 weeks have passed since any previous increase.
2. Research comparable rents. Look at what similar properties in your area are advertised for on Rightmove, Zoopla, or OpenRent. Focus on properties of similar size, condition, and location.
3. Talk to the landlord or their agent. If the increase seems high, raise it. Many landlords prefer a smooth sale with a settled tenant and may negotiate.
4. Challenge at the tribunal if needed. You can apply to the First-tier Tribunal for free before the proposed increase date. The tribunal will set a market rent based on evidence.
5. Keep paying your current rent. Do not stop paying rent or pay a reduced amount while the dispute is ongoing. Continue paying the current agreed rent until the increase takes effect or the tribunal makes a decision.