What Is the Most a Landlord Can Raise Rent in the UK in 2026?
- Amanda Woodward
- 5 days ago
- 6 min read
Rent increases are one of the most searched topics in UK property right now, and for good reason. From 1 May 2026, the rules changed significantly under the Renters' Right Act. If you are a landlord wondering how much you can raise rent,or a tenant wondering whether your landlord's proposed increase is lawful, this guide covers everything you need to know.
The short answer is this: there is no fixed percentage cap on how much a landlord can raise in England in 2026. However, the process is now strictly regulated, increases must reflect open market value, and tenants have a clear right to challenge any increase they believe is unfair at the First-tier Tribunal.
The New Rules From 1 May 2026
The Renters' Rights Act brought the most significant changes to rent increase rules in decades. From 1 May 2026, the following rules apply to all assured periodic tenancies in the private rented sector in England.
Rent can only be increased once per year. Regardless of what the tenancy agreement says, landlords cannot increase rent more than once in any 12-month period. This applies even if the original tenancy agreement contained a rent review clause that previously allowed more frequent increases. Those clauses are no longer valid for this purpose.
Section 13 is the only lawful route. Landlords must use the formal Section 13 process under the Housing Act 1988 to raise rent. Informal notices, text messages, emails, or verbal agreements are not sufficient. The landlord must serve a prescribed Form 4A, available from GOV.UK.
At least two months' written notice is required. Before 1 May 2026, landlords only needed to give one month's notice. That has now doubled to two months. The notice must be in writing and must use the correct prescribed form.
Rent review clauses in tenancy agreements no longer apply. Even if a tenancy agreement signed before May 2026 contained a rent review clause, that clause cannot be used to increase rent from 1 May 2026 onwards. The Section 13 statutory process must be followed instead
Is There a Legal Cap on How Much Rent Can Increase?
There is no fixed legal cap — no government-set percentage limit — on how much a landlord can raise rent in England in 2026. This is an important distinction. The law does not say rent can only increase by 5% or by the rate of inflation. What it does say is that any proposed rent must not exceed the open market rent for the property.
The open market rent is what a willing tenant would reasonably pay for the property in the current market, based on comparable properties in the same area. If a landlord proposes a rent that is significantly above market rate, the tenant can challenge it.
In practice, most landlords who want to retain good tenants and avoid tribunal proceedings will aim for increases that track market conditions — typically in the range of 3% to 8% annually, depending on the local market. Increases significantly above this range are more likely to be challenged and more likely to be reduced by a tribunal.
How the Section 13 Process Works
Understanding the Section 13 process is essential for landlords who want to raise rent lawfully in 2026.
Step 1: Serve Form 4A. The landlord must complete and serve the government's prescribed Form 4A on the tenant. This form sets out the proposed new rent and the date from which it will take effect. The form is available free of charge from GOV.UK.
Step 2: Give at least two months' notice. The new rent cannot take effect until at least two months after the notice is served. The notice period begins on the date the tenant receives the form, not the date it is sent.
Step 3: The tenant can accept or challenge. Once the notice is served, the tenant has two options. They can accept the new rent, in which case it takes effect on the proposed date. Or they can apply to the First-tier Tribunal (Property Chamber) to challenge the increase before the proposed effective date.
Step 4: If challenged, the tribunal decides. If the tenant applies to the tribunal, the rent increase is paused until the tribunal makes its determination. The tribunal will assess the open market rent for the property and set a figure it considers fair. Importantly, the tribunal can set the rent at the same level as the landlord proposed, lower than proposed, or — in rare cases — even higher if the current rent is significantly below market.
Step 5: The tribunal's decision is binding. Whatever figure the tribunal sets becomes the new rent. Neither party can appeal simply because they dislike the outcome.
The tribunal application fee for tenants is £47, which makes it an accessible route for those who believe a proposed increase is unreasonable.
What Counts as a Fair Rent Increase?
While there is no legal cap, the concept of open market rent acts as the practical ceiling. A fair rent increase is one that brings the rent in line with — but does not significantly exceed — what comparable properties in the same area are currently achieving.
Landlords who want to avoid tribunal challenges should benchmark their proposed rent against live comparable listings on Rightmove and Zoopla, speak to local letting agents about current market levels, and consider the length of the existing tenancy and the quality of the tenant relationship.
A long-standing, reliable tenant paying slightly below market rate is often worth more than a higher rent from an unknown replacement. The cost of a void period, re-letting fees, and the risk of a less reliable tenant can easily outweigh the benefit of a modest rent increase.
That said, landlords who have not reviewed rents for several years may find they are significantly below market. In those cases, a larger increase may be justified, but it is worth phasing increases over two or three years rather than attempting to close the entire gap in one step.
Can a Landlord Raise Rent During a Fixed Term?
Under the new rules, all assured shorthold tenancies converted to open-ended periodic tenancies from 1 May 2026. Fixed-term tenancies no longer exist in the same form. This means the Section 13 annual process now applies universally to all private rented sector tenancies in England.
Landlords cannot use a rent review clause in an existing agreement to bypass the Section 13 process, even if the clause was agreed before May 2026.
What Happens If a Landlord Tries to Raise Rent Without Following the Process?
An informal rent increase — one that does not use Form 4A and does not give two months' notice — is not legally valid. The tenant is not obliged to pay the higher amount, and the landlord cannot enforce it.
If a landlord attempts to pressure a tenant into accepting an informal increase, or uses the threat of eviction to force acceptance, this could be treated as a retaliatory action under the new framework.
Landlords should be aware that the abolition of Section 21 no-fault evictions means they can no longer use the threat of a no-fault notice as leverage in rent negotiations.
Practical Guidance for Landlords: Raising Rent Correctly in 2026
For landlords who want to raise rent in 2026, the process is straightforward if followed correctly.
First, check when the rent was last increased. If it was within the last 12 months, you cannot raise it again until 12 months have passed since the last increase took effect.
Second, research the current market rent for your property. Use Rightmove, Zoopla, and local letting agent data to establish what comparable properties are achieving. This gives you a defensible basis for your proposed figure.
Third, complete and serve Form 4A correctly. Download the current version from GOV.UK, complete all required fields accurately, and serve it on the tenant with at least two months before the proposed effective date.
Fourth, keep proof of service. Use a trackable delivery method — email with read receipt, recorded post, or hand delivery with signature — and retain proof. If the increase is ever challenged, you will need to demonstrate that the notice was properly served.
Fifth, be prepared for a tribunal challenge. If the tenant applies to the tribunal, cooperate with the process and provide evidence of comparable market rents. A well-prepared landlord with good comparable evidence is in a strong position.
Key Takeaways
The rules on rent increases in England changed fundamentally from 1 May 2026. There is no fixed percentage cap, but the open market rent acts as the practical ceiling. Landlords must use Section 13 and Form 4A, give at least two months' notice, and can only increase rent once per year. Tenants have a clear right to challenge any increase at the First-tier Tribunal for a £47 fee.
For landlords, the key is to follow the process correctly, benchmark against the market, and document everything. For tenants, the key is to know that an informal notice is not binding and that a tribunal challenge is an accessible and legitimate option.
Need Help With Rent Reviews or Compliance?
Whether you are a landlord looking to raise rent correctly or a portfolio owner reviewing your rent levels across multiple properties, getting the process right matters.
Speak with our team on WhatsApp: +44 330 341 3063
Or visit comfortandco.uk to learn how professional management supports cleaner rent review processes and stronger compliance across your portfolio.
Disclaimer: This blog is for general information purposes only and does not constitute legal advice. Landlords and tenants should seek professional guidance for their specific circumstances. Rules described apply to England; different rules apply in Scotland, Wales, and Northern Ireland.
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