Can your landlord increase rent during your tenancy?
Direct answer
Yes, the landlord can increase rent during a tenancy only by using a lawful route. In England, post-reform private assured tenancies normally use the statutory Section 13 process under the Housing Act 1988. For a notice served on or after 1 May 2026, the landlord must give proper written notice of at least two months, and cannot use the statutory rent increase route again until at least 52 weeks (53 in some cases) have passed since the last increase took effect. You can challenge an excessive proposed rent at the First-tier Tribunal before the increase date.
What the law says
Section 13 of the Housing Act 1988 allows the landlord to propose a new rent for a periodic assured tenancy by serving the prescribed rent increase notice for the date served. The Renters' Rights Act 2025 reforms changed the private rented sector in England so most private tenants are on periodic assured tenancies and rent increases are channelled through this statutory process.
For a notice served on or after 1 May 2026, the landlord usually must give at least two months' notice and cannot use the statutory rent increase route again until at least 52 weeks (53 in some cases) since the last increase took effect; a notice served before that date was subject to the older one-month-notice / 12-month gap rules instead. Section 14ZB of the Housing Act 1988 (section 14 for an earlier notice) allows the First-tier Tribunal to decide the open-market rent if the tenant challenges in time, but the tribunal can never set the rent above the figure the landlord proposed.
Step-by-step: what to do
1. Check whether the landlord used the prescribed Section 13 rent increase notice for the correct date, not just a text message or informal email.
2. Check the proposed start date and whether at least two months' notice has been given (for a notice served on or after 1 May 2026).
3. Check whether another statutory rent increase has already happened within the last 52 weeks (53 in some cases), or 12 months for a pre-1 May 2026 notice.
4. Gather comparable rents for similar properties in your area, including condition, size, location, and included bills.
5. If the increase is excessive, apply to the First-tier Tribunal before the new rent is due to start.
6. Keep paying the current rent until the lawful increase date or tribunal decision tells you otherwise.
Common mistakes to avoid
Do not ignore an invalid-looking notice without responding. Tell the landlord in writing what is wrong. Do not miss the tribunal deadline, because late challenges are much harder. Do not compare your rent only with advertised rents for newly refurbished homes if your property is in poor condition. Do not stop paying rent as a protest; arrears can create a separate possession risk.
- Check the prescribed Section 13 form.
- Challenge before the increase date.
- Use realistic local comparables.
- Keep rent payments up to date.
Related guidance
- Rent increase checker
Check notice, timing, frequency, and challenge options. - The rent increase is too much
How to assess and challenge an excessive increase. - More than one increase a year
What the frequency limit means in practice. - No Section 13 notice
What happens when the landlord asks informally.
Sources used for this guide
These are primary legislation and public guidance sources that support the legal-information framework used on this page.
- Housing Act 1988
Primary statute for assured tenancies, Section 8 possession notices, Schedule 2 grounds, and legacy Section 21 rules. - Renters' Rights Act 2025
Primary reform statute referenced by these guides for the 2026 private rented sector changes in England. - GOV.UK: assured periodic tenancy rent increases
Current government guidance for tenants on Form 4A, section 13 rent increases, and First-tier Tribunal challenges.
Common questions
- Can your landlord increase rent during your tenancy?
- Yes, the landlord can increase rent during a tenancy only by using a lawful route. In England, post-reform private assured tenancies normally use the statutory Section 13 process under the Housing Act 1988. For a notice served on or after 1 May 2026, the landlord must give proper written notice of at least two months, and cannot use the statutory rent increase route again until at least 52 weeks (53 in some cases) have passed since the last increase took effect. You can challenge an excessive proposed rent at the First-tier Tribunal before the increase date.
- Can the landlord increase rent by text?
- An informal text is not the normal statutory route. For a Section 13 increase, the landlord must use the prescribed notice.
- How much notice must I get?
- For a notice served on or after 1 May 2026, private tenants in England generally must receive at least two months' notice for a statutory rent increase (the older rule for earlier notices was shorter).
- Can I refuse the increase?
- You can challenge an excessive Section 13 increase at the First-tier Tribunal before the increase date. Simply refusing without action creates risk.
- What evidence helps at tribunal?
- Use comparable rents, photos of condition problems, repair records, property size, and evidence of what is included in the rent.
Is this legal advice?
This is legal information for renters in England, not legal advice. If you need advice on your specific facts, contact Shelter (0808 800 4444), Citizens Advice, your council, or a housing solicitor.