Is your rent actually too high?

The average rent in England has increased significantly in recent years, with some areas seeing rises of 10% or more year on year. But a rising market doesn't automatically justify every rent increase. Your landlord's proposed rent might be above the market rate for your specific area, property type, and condition. Beyond the amount, there's also the question of process. Your landlord can't simply tell you the rent is going up -- for periodic tenancies, they must follow the formal Section 13 procedure set out in the Housing Act 1988. This means serving the correct prescribed form with the right details and giving you sufficient notice. If either the process or the amount is wrong, you have grounds to challenge. And you don't need to be a legal expert to find out.

Your landlord must use a Section 13 notice to increase the rent. This isn't optional -- it's the law, and since 1 May 2026 it is the only lawful route: fixed-term assured shorthold tenancies have been converted to periodic assured tenancies, and rent review clauses in tenancy agreements no longer have any effect. The notice must be on the correct prescribed form, include specific information about your tenancy, and give you a minimum notice period. Since 1 May 2026, when the Renters' Rights Act 2025 came into force, the minimum notice period is two months for all tenancies, and the new Form 4A has replaced the old Form 4. Notices served before that date were subject to the old rules, including shorter notice periods. Rent can only be increased once per year, and the increase date cannot be earlier than one year from the start of your tenancy or your last rent increase. If any of these rules aren't followed, the notice is invalid and the rent increase cannot take effect.

One of the most powerful tools in challenging a rent increase is market comparison data. If you can show that the proposed rent is above what similar properties in your area are actually letting for, you have a strong case -- whether you're negotiating directly with your landlord or applying to the First-tier Tribunal. RentSOS uses rental data for your postcode to show you how the proposed rent compares with the median for properties like yours. This gives you concrete evidence to support your position. The First-tier Tribunal uses a similar approach when assessing rent increases. They consider what a willing tenant would pay on the open market for a property of the same type, in the same condition, and in the same location. Having this data ready before you start the process makes a real difference.

Important changes to tenant rights are now in force. The Renters' Rights Act 2025, effective from 1 May 2026, brought several key protections: Abolition of Section 21 'no-fault' evictions -- your landlord can no longer evict you without a legal reason, which means you can challenge a rent increase without fear of retaliatory eviction. Extended notice period -- all rent increases require at least two months' notice, giving you more time to check the notice and decide how to respond. New prescribed form -- Form 4A has replaced Form 4, and landlords who use the wrong form have an invalid notice. Annual limit -- rent can only be increased once in any 12-month period. These changes are designed to rebalance the landlord-tenant relationship and give renters greater stability. RentSOS is built to check notices against both the old rules and the new rules, depending on when your notice was served.

Whether you've just received a rent increase notice or you've been worried about your rent for a while, the first step is the same: find out where you stand. Use RentSOS to check your Section 13 notice for free. In about two minutes, you'll know whether the notice is valid, whether the proposed rent is above market rate, and what options you have. If we find grounds to challenge, you can get a complete negotiation pack for GBP 14.99 -- including a personalised letter to your landlord and a pre-filled Tribunal application template. No subscription, no hidden fees, and no legal jargon. You deserve to know your rights. Let's start with a quick check.