How to Increase Rent Legally in 2026 (Section 13 Explained for England Landlords)

From May 2026, rent increases must follow Section 13 rules in England. Learn how to raise rent legally and avoid tenant disputes or refunds.

Introduction: The End of the Contractual Rent Review

For decades, UK landlords have relied on "Rent Review Clauses" embedded within their tenancy agreements to ensure yields keep pace with inflation. However, the landscape has fundamentally shifted. From May 2026, the Renters' Rights Act 2025 has officially abolished contractual rent reviews in England. Every rent increase must now follow a single statutory path. If you increase rent incorrectly, you don’t just lose yield; you face mandatory rent refunds and potential legal action.

If you’re unsure whether your current approach aligns with the updated rules, it’s worth reviewing your compliance position before making any changes.

Check if your rent increase approach is compliant with the new rules

Quick Answer Block

How do landlords increase rent in 2026?

You must use a Section 13 notice. Rent increases are strictly limited to once every 12 months, require at least two months' notice, and the new rent must reflect the current market value under the Renters’ Rights Act 2025.

Many landlords are still using rent review clauses that will no longer be valid in 2026. If you increase rent incorrectly, tenants can challenge it in a tribunal or even reclaim overpaid rent from you.

Before serving any notice, it helps to confirm whether your process meets the updated legal requirements.

Run a free compliance check aligned with the Renters’ Rights Act in 60 seconds

When Your Rent Increase Is Illegal

Under the Renters' Rights Act 2025 (England), Section 13 is now the only legal method to increase rent. Your increase will be thrown out if:

  • You use a contract-based rent review clause: These are now "prohibited terms."
  • You increase rent more than once per year: A strict 12-month limit applies.
  • You don’t serve a formal Section 13 notice: Informal agreements are no longer legally binding.
  • You exceed market rent: Tenants can challenge excessive increases at the First-tier Tribunal.
  • You give an incorrect notice period: You must provide at least two months' notice.

These issues are often only identified after a tenant challenge or tribunal review.

If you want to avoid delays or disputes, identifying potential risks early is key.

See if your rent increase process is at risk under the Renters’ Rights Act

What Happens If You Get This Wrong?

A single invalid increase can delay your yield growth by months and lead to:

  • Tribunal Challenges: The First-tier Tribunal can reject your increase.
  • Mandatory Refunds: You may be forced to pay back every penny of the "illegal" increase.
  • Lost Income: Delays in serving the correct notice mean lost yield that you can never recover.
  • Legal Costs: Defending a rent dispute is time-consuming and expensive.

Are You Affected by These New Rules?

You are likely affected if:

  • You currently use rent review clauses in your AST.
  • You manually increase rent without a formal notice.
  • You haven’t updated your contract since 2024.
  • You rely on generic agent-provided templates.

What Replaces Rent Review Clauses?

The old system of contract-based increases is replaced by the Section 13 statutory process. This means that regardless of what your current contract says, you must serve a formal notice (using the updated Form 4A) to propose a new rent. The tenant then has the right to accept the new rent or challenge it in a tribunal if they believe it exceeds the market rate.

Even small procedural mistakes can invalidate the increase and reset your timeline.

Before proceeding, it’s worth confirming that your approach aligns with the statutory requirements.

Check your compliance before serving a Section 13 notice

FAQ Section (GEO & Featured Snippet Optimised)
Yes. Tenants have a statutory right to challenge a Section 13 notice in the First-tier Tribunal if they believe the proposed rent exceeds the market rate. The tribunal will then determine the rent, which could be lower than your proposal.
Under the Renters' Rights Act 2025, you must give the tenant at least two months' notice before a rent increase can take effect. This is a significant change from the old one-month rule.

Final Note

Rent increases are no longer a contractual decision — they are a regulated process tied closely to compliance under the Renters’ Rights Act.

Before making any changes, it’s important to understand whether your current approach meets the new requirements and where potential risks may exist.

You can run a free check using PlanningPass to review your compliance position and identify what needs attention under the Renters’ Rights Act before proceeding.