How much can a landlord increase rent in 2026?
According to the English Housing Survey, a tenant will live in the same home for nearly 5 years before moving. During this time it is quite likely that a landlord’s costs will increase, meaning that a rent increase may be necessary.
When a landlord needs to increase the rent, there will usually be specific rules that must be followed before a rent increase can take effect. These rules have recently changed in England as the Renters' Rights Act has come into force and limited the way landlords can increase the rent.
This guide covers how much you can increase rent by, how often, and the correct legal process to follow. For related guidance, see our Tenancy Management Hub and our Renters' Rights Act hub.
The rules that govern a rent increase generally cover four things:
- Frequency: how often you can increase the rent.
- Format: whether a specific form must be used when increasing the rent
- Notice period: how much warning you must give your tenant.
- Fairness and challenges: what a tenant can do if the new rent seems too high.
How much can a landlord increase rent by?
For most tenancies in England or Wales there's no set maximum amount or legal percentage limit on how much a landlord can increase rent by. However, it will usually be limited to no more than market rate for similar properties.
In England, rent increases for assured periodic tenancies must reflect the open market rent for a comparable property in similar condition and location. If the rent increase is challenged, the Tribunal will assess whether the proposed rent is above market rates and reduce it if they believe it is.
In Wales, for most occupation contracts, there are currently no limits on the amount that rent may be increased by, and tenants may not challenge the increase to the Tribunal unless their tenancy began before 1st December 2022.
Assured periodic tenancies (post-Renters' Rights Act)
As of 1st May 2026, assured periodic tenancies are the default tenancy type in England and, in most cases, you will need to follow the rules for those tenancies if you are a landlord. This includes the rules for increasing rent.
You will have an assured tenancy where:
- Your tenants are human beings;
- You charge more than £250 per annum outside London or more than £1000 in rent in London;
- Your rent is less than £100,000 per annum;
- The tenants have exclusive occupation (ie it is not a licence);
- The property is let for a term of 21 years or less;
- The landlord does not live in the same building.
Under an assured periodic tenancy the rent can only be increased once every 12 months. You must always start a rent increase by serving a valid Section 13 notice (Form 4a) giving at least two months' notice. The new rent must reflect market rate, and a tenant can challenge it at the First-tier Tribunal.
We have a detailed guide on this, including completion notes and guidance on negotiating a rent increase on our dedicated page
The impact of the Renters' Rights Act on rent increases
The Renters' Rights Act has standardised the process for assured tenancies. Automatic rent review clauses no longer have effect, and landlords must use a Section 13 notice for every increase. Tenants can refer a proposed increase to the First-tier Tribunal, which applies the lower of the landlord's proposed rent or the local market rate.
How to decide on a fair rent increase
Before you propose a figure, gather evidence of local market rates. Check ONS rental data for similar properties, compare listings on Rightmove or Zoopla, and speak to local letting agents. Keep this evidence on file as evidence for your tenant and, if necessary, the tribunal.
It's also worth weighing whether the increase is worth risking a good tenant. A small increase that keeps a reliable tenant is often better value than a large one followed by a void period. Use this checklist before serving notice:
- Gather comparable local market evidence.
- Check and address any disrepair, damp or mould.
- Consider how the tenant is likely to respond, and whether they can afford it.
- Weigh the cost of a void period against the value of the increase.
- Prepare the correct notice or form for the tenancy type.
How often can a landlord increase rent?
For assured tenancies the rent may be increased 12 months after the last rent increase or the start date of the tenancy.
How much should rent increase by?
Large, surprising rent increases may be difficult for tenants to prepare for. Many landlords prefer smaller, regular increases over one larger increases every few years, as this is easier for tenants to absorb and less likely to trigger a challenge.
What happens if a tenant refuses a rent increase?
If your tenant disagrees with a proposed increase, they can refer it to the First-tier Tribunal before the Section 13 notice expires, at a cost of £47. The Tribunal will determine a rent based on the lower of your proposed figure or comparable local market rents, taking the property's condition into account.
Alternatively, you and your tenant can negotiate a lower figure in writing at any point after the notice is served. If your tenant does nothing, the increase takes effect automatically from the date on the notice.
How to increase rent
Follow these steps to increase rent lawfully.
- Research market rents in your area - Gather evidence of local rents for similar properties to identify the market rent for your property. Use like for like comparisons. For example, if your property is furnished and recently refurbished compare to furnished properties at a similar standard.
- Serve the Section 13 notice - Give the tenants a Section 13 notice in the correct format (Form 4A). NRLA members can access completion notes to help fill this document out, and a covering letter to explain what the form is. We recommend you serve this notice in person, as it gives you the opportunity to discuss the rent increase with your tenants and potentially open negotiations over the rent.
- Talk to your tenants after serving the notice - Once the notice is served you can potentially negotiate a slightly lower rent than the one you put on the Section 13 notice. This may help to avoid having to involve the Tribunal to determine the rent.
- Keep evidence of your process - If the tenant does challenge the rent increase to the Tribunal, then you will need to provide evidence that you followed the correct procedure, and your proposed rent matches the market value of the property. Good record keeping of the above steps can help you do this.
How we can help you
Getting a rent increase wrong can mean delays, disputes, or a tribunal reducing the rent you'd planned for. Join the NRLA for access to our Section 13 completion notes, covering letter templates, and a team of private rented sector experts on hand to guide you. Talk to us today for support tailored to your tenancy.
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Assured periodic tenancy rent increase FAQs
Can a landlord increase rent without notice?
No. As of 1st May 2026, the landlord of an assured periodic tenancy must give at least two months' notice in writing using a Section 13 notice (Form 4a).
What is a fair rent increase percentage?
There's no fixed percentage or exact amount that is fair. A fair increase is one that reflects the open market rent for a comparable property in similar condition.
Is a Section 13 notice needed for every rent increase?
For assured periodic tenancies, yes. Even if you plan to negotiate a different amount of rent with your tenant you must start by serving the Section 13 notice on your tenant.
What is the most a landlord can increase your rent?
A landlord could potentially put any amount on the Section 13 notice. However, tenants may challenge a rent increase if they believe it is above market rent. If the rent is challenged by the tenant, and the proposed rent is above market rate, then the Tribunal will lower the rent to what they believe to be market rate.
Can rent be increased during a fixed-term tenancy?
It is no longer possible to create a fixed term assured tenancy in England or to use a rent review clause to increase rent.
Can a landlord increase rent mid-tenancy?
As assured tenancies are now rolling periodic tenancies, mid-tenancy rent increases will be the most common way to increase rent. This will always involve serving a Section 13 notice to begin the rent increase.
What notice does a landlord need to give for a rent increase?
At least two months, using the appropriate prescribed form for the tenancy type.
Does a rent increase need to be in writing?
Yes. Statutory notices must use the prescribed form, and any negotiated increase should also be confirmed in writing.
Can a landlord increase rent every year?
Yes, rent can typically be increased once every 12 months, and it is good practice to increase the rent annually by a small amount.
Increasing rent on a fixed-term tenancy (England)
As of 1st May 2026, it is no longer possible to create a fixed-term assured tenancy in England. Existing fixed-term assured tenancies were also converted to periodic tenancies on that date. With that in mind, only non-assured tenancies in England can be for a fixed term.
These non-assured tenancies are relatively rare, but if you have one, then you can increase the rent by negotiating a new rent with your tenant or by following any rent review clause that’s in your tenancy agreement.
You may not use a Section 13 notice to increase the rent for these tenancies.
The NRLA has a suite of non-assured tenancies available to use. These include rent review clauses within them.
Increasing the rent during an occupation contracts in Wales
In Wales, it is only possible to increase the rent during a periodic occupation contract. You may not increase the rent during a fixed term occupation contract.
Periodic occupation contracts must include a clause allowing the rent to be varied by serving two months' notice on Form RHW12. The rent then cannot be increased again for 12 months. For contract-holders who moved in on or after 1 December 2022, there's no statutory cap. Contract-holders from before that date retain the right to challenge an increase above market rate to the property tribunal.
We have further guidance on increasing the rent during an occupation contract in Wales on our dedicated page.
Increasing the rent during a Regulated tenancy
Older, pre-1989 tenancies may have a fair rent registered by the Rent Officer. Once a property is on the register, you can increase rent up to the registered maximum, but no further, without a fresh assessment. Every two years, you can apply to the Valuation Office Agency (VOA) for a reassessment via an RR1 form, including details of any improvements made since the last review.
More detailed guidance can be found on our regulated tenancies page