Rent increase rules for landlords in England (2026)

The rules at a glance

How	Section 13 notice on Form 4A, or the tenant's written agreement
How often	Once every 52 weeks (sometimes 53, see Form 4A Note A3); not in the first 52 weeks
Notice	At least 2 months; the new rent starts on the first day of a tenancy period
Rent review clauses	No longer work for increases taking effect after 1 May 2026
Maximum	No fixed cap. If challenged, the tribunal sets the lower of market rent and your proposal
Rent in advance	Nothing before the agreement is signed; then up to one month (or 28 days) before the tenancy starts
Rental bidding	You must publish an asking rent and must not ask for, encourage or accept offers above it

Renters' Rights rent increase: what changed on 1 May 2026

Fixed terms ended. All private assured tenancies became periodic, so rent review clauses in fixed-term contracts stopped working for new increases.
A new prescribed form, Form 4A, replaced Form 4 for private landlords.
If a tenant challenges, the tribunal can no longer set a rent above your proposal, and the new rent is not backdated to before its decision.
A Form 4 notice given before 1 May 2026 stays valid even if the new rent starts afterwards.

How landlords increase rent, step by step

Check the date of the last increase (or the tenancy start).
Research local market rents for comparable homes.
Talk to the tenant; GOV.UK recommends discussing it first.
Serve Form 4A with at least 2 months' notice and keep proof of service.
If the tenant applies to the tribunal, send your evidence within 28 days. See the tribunal process.

Average rents and annual change by region

Median of council averages in each region, ONS Price Index of Private Rents (2026-08-01). These are averages across existing tenancies, not new-let asking rents; they are context, not evidence for a specific property.

Region	Median council average rent	Median 12-month change	Councils
London	£1,974	3.0%	32
South East	£1,360	3.0%	64
East of England	£1,250	3.7%	45
South West	£1,049	4.6%	26
West Midlands	£946	5.4%	30
East Midlands	£860	4.0%	35
North West	£823	5.9%	35
Yorkshire and The Humber	£745	5.3%	15
North East	£703	6.0%	12

13.3%

median increase proposed in tribunal cases since 1 May 2026

7.7%

median increase the tribunal set

69%

of decisions cut the landlord's figure

Questions landlords ask

By how much can a landlord increase rent?

There is no fixed cap in England. The rent can be raised to the market rent once a year using Form 4A. If the tenant challenges it, the First-tier Tribunal sets the new rent at the open-market rent or your proposal, whichever is lower.

Is there a limit to rent increases?

No percentage limit, but a frequency limit: once every 52 weeks, with at least 2 months' notice, and never in the first 52 weeks of a tenancy. In tribunal decisions since 1 May 2026, landlords proposed a median 13.3% and the tribunal set a median 7.7%.

Can a tenant contest a rent increase?

Yes. A tenant can apply to the First-tier Tribunal on form MR1 before the start date in the notice. They do not pay the new rent until the tribunal decides.

Can I still use a rent review clause?

No, not for private assured tenancies after 1 May 2026. GOV.UK says a rent review agreed before 1 May 2026 but taking effect after it will not apply. Use Form 4A.

Can a tenant agree to a rent increase without a notice?

Yes. The section 13 process is how a landlord imposes an increase. A tenant can also agree a new rent in writing. Keep the agreement signed and dated. Be aware the tenant can still challenge a notice-based increase at the tribunal.

Try the checker

Enter current and proposed rent to see how the tribunal treated similar increases: section 13 checker.

Sources

Last checked 28 Sep 2026. Information, not legal advice. Official pages change; follow the source link before you act.

Rent increase rules for private landlords in England