How the Renters' Rights Act 2025 changes rent increases

The Renters' Rights Act 2025 takes effect on 1 May 2026 and brings the biggest shake-up to rent increase rules in England since the Housing Act 1988. If you rent privately, the new rules give you stronger protections — and make it much safer to challenge a rent increase you think is too high.

Here's what's changing, what stays the same, and what it means for you.

Key takeaways

• From 1 May 2026, all rent increases in England must follow the Section 13 process — no exceptions
• Landlords must use the new Form 4A (the old Form 4 will no longer be valid)
• You'll get at least 2 months' notice of any rent increase, regardless of how often you pay rent
• Contractual rent review clauses are abolished — even if your tenancy agreement says otherwise
• The tribunal can no longer set your rent higher than what your landlord proposed
• Rent increases won't be backdated — any change takes effect from the tribunal's decision, not the date of the notice

What's actually changing?

One route for rent increases: Section 13

Currently, landlords can increase rent in different ways — through a clause in your tenancy agreement, by negotiating informally, or through a formal Section 13 notice. From 1 May 2026, the only lawful way to increase rent on a private tenancy in England is through a Section 13 notice.

This is a big deal. It means contractual rent review clauses — including fixed annual uplifts, RPI-linked increases, and any other bespoke mechanisms written into your tenancy agreement — are void. Even if your contract says your rent goes up by 5% every year, your landlord will still need to serve a valid Section 13 notice.

A new prescribed form: Form 4A

Your landlord's notice must use the new Form 4A, which replaces the current Form 4. A draft of the new form was published on 20 March 2026. The form must state your current rent, the proposed new rent, the date the increase would take effect, the minimum notice period, and your right to challenge.

If your landlord uses the old Form 4, or any other format, after 1 May 2026, the notice is not valid — and the increase cannot take effect.

Longer notice period: 2 months minimum

Under the current rules, the notice period for a Section 13 increase depends on how frequently you pay rent. If you pay monthly, you get one month's notice. If you pay weekly, it can be even less.

From 1 May 2026, every tenant gets at least 2 months' notice, regardless of payment frequency. This gives you more time to budget, seek advice, or decide whether to challenge the increase.

Still once a year

The rule that rent can only be increased once every 12 months stays the same. Your landlord must wait at least 52 weeks from the start of your tenancy (or the last increase) before proposing a new one.

The game-changer: a safer tribunal process

This is arguably the most important change for renters. Under the current rules, challenging a rent increase at the First-tier Tribunal is a gamble. The tribunal assesses what the market rent should be — and if it decides the market rent is actually higher than what your landlord proposed, it can set your rent at that higher figure. In practice, this deters many tenants from challenging, even when they have good grounds.

The Renters' Rights Act removes that risk entirely.

The tribunal cannot increase your rent beyond the proposed amount

From 1 May 2026, if you challenge a rent increase, the tribunal can only do one of two things:

1. Confirm the proposed rent (if it reflects the market rate)
2. Reduce the proposed rent (if it exceeds the market rate)

It cannot set your rent higher than the amount in your landlord's notice. This means there is genuinely nothing to lose by challenging. If the tribunal agrees with your landlord, you pay what was proposed. If it doesn't, you pay less.

No more backdating

Under the current system, if you challenge a rent increase and the tribunal takes weeks or months to make a decision, the increase can be backdated to the date it was originally meant to take effect. This can leave tenants facing a lump sum of "arrears" they didn't budget for.

The new rules change this. The increased rent takes effect from the next payment date after the tribunal's decision, not the date on the original notice. You won't owe anything for the period while your challenge was being considered.

Hardship delay

If the tribunal decides the proposed rent is fair but paying it immediately would cause you undue hardship, it has the power to delay the increase by up to a further 2 months. This extra breathing room can help you seek financial advice, adjust your budget, or make other arrangements.

What stays the same?

Not everything is changing. These rules remain in place after 1 May 2026:

• Rent can only increase once a year (every 52 weeks minimum)
• The increase must reflect market rent — what the property would achieve if newly advertised to let
• You can challenge at the First-tier Tribunal (the application is still free)
• Your landlord cannot evict you for challenging — this protection already exists and continues under the new Act

What should you do if you receive a rent increase notice?

1. Check the form: After 1 May 2026, it must be the new Form 4A. If it uses the old Form 4 or any other format, it may not be valid.
2. Check the notice period: You must receive at least 2 months' notice. Count the days carefully — if it falls short, the notice may not be valid.
3. Check the timing: At least 52 weeks must have passed since your tenancy started or your rent last increased.
4. Compare to market rent: Look at similar properties currently advertised in your area. If the proposed rent is above what comparable homes are letting for, you may have grounds to challenge.
5. Consider challenging: With the tribunal unable to set your rent higher than proposed, and no backdating, the risk of challenging is significantly lower than before.

You can check whether your rent increase notice is valid using our free tool — it takes about 2 minutes and tells you straight away if there are grounds to challenge.

Frequently asked questions

When does the Renters' Rights Act take effect?

The rent increase provisions take effect on 1 May 2026. If your landlord serves a Section 13 notice before that date, the current rules apply. If the notice is served on or after 1 May 2026, the new rules apply.

Does the Renters' Rights Act apply to my tenancy?

The Act applies to assured tenancies in the private rented sector in England. This covers the vast majority of private renters. It does not apply to social housing tenancies, lodgers, or tenancies in Scotland, Wales, or Northern Ireland, which have their own housing laws.

Can my landlord still increase my rent after the Act takes effect?

Yes. Landlords can still increase rent once a year to reflect the market rate. What changes is how they do it (they must use a Section 13 notice with the new Form 4A) and what protections you have if you disagree with the amount.

What happens if I challenge my rent increase at the tribunal?

The tribunal will assess what the open market rent should be for your property. If the proposed increase is above market rent, the tribunal will set a lower figure. If it's at or below market rent, the tribunal will confirm the proposed rent. Crucially, the tribunal cannot set your rent higher than the amount your landlord proposed — so challenging carries no risk of ending up worse off.

Can my tenancy agreement override the new rules?

No. From 1 May 2026, contractual rent increase clauses are void for private tenancies in England. Even if your tenancy agreement includes a fixed annual increase, an RPI-linked clause, or any other rent review mechanism, your landlord must still serve a valid Section 13 notice to increase your rent.

What if my landlord doesn't use the correct form?

If your landlord serves a rent increase notice using the wrong form (for example, the old Form 4 instead of the new Form 4A), the notice is not valid and the rent increase cannot take effect. You are entitled to continue paying your current rent until a valid notice is served.

Can I be evicted for challenging a rent increase?

No. The Renters' Rights Act includes protections against retaliatory eviction. Your landlord cannot use a rent increase challenge as grounds to end your tenancy. With the abolition of Section 21 "no-fault" evictions under the same Act, this protection is even stronger than before.

The bottom line

The Renters' Rights Act 2025 is the most significant piece of renting legislation in a generation. For rent increases specifically, it creates a fairer, more transparent process. The abolition of contractual rent clauses means every increase must follow the same statutory route. The tribunal reforms mean you can challenge with confidence, knowing you won't end up paying more than your landlord asked for.

If you've received a rent increase notice — or you're expecting one — it's worth understanding exactly where you stand. Check your notice with RentSOS to find out if you have grounds to challenge.

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This article covers the law in England only. Scotland, Wales, and Northern Ireland have separate housing legislation. This is general guidance and not legal advice. If you're unsure about your specific situation, consider seeking advice from Shelter or Citizens Advice.

Last updated: 3 April 2026