Can your landlord increase rent more than once a year?

What the law says

Section 13 of the Housing Act 1988 is the statutory procedure for proposing a new rent for an assured periodic tenancy. For a notice served on or after 1 May 2026, the Renters' Rights Act 2025 reforms require at least 52 weeks (53 in some cases) since the last increase took effect before the landlord can propose another through this route; a notice served before that date was instead subject to the old 12-month gap. The notice must still be the correct prescribed form for the date served (Form 4A on or after 1 May 2026, Form 4 before that date) and must give the correct notice period.

The minimum-gap question is about lawful increases, not informal requests. If the landlord sent an invalid notice last time and you did not agree to it, the position needs checking carefully. If a lawful increase took effect less than 52 weeks ago (or less than 12 months ago, for a pre-1 May 2026 notice), a new section 13 notice is too early and should be treated as invalid.

Step-by-step: what to do

1. Find the date your last lawful rent increase took effect. Check bank statements, tenancy documents, and any previous section 13 notice.

2. Check whether the new notice is on the correct prescribed form for the date served and whether it gives the correct notice period.

3. Write to the landlord explaining that a second increase before the required gap has elapsed is invalid and that you will keep paying the existing lawful rent.

4. Keep paying the current lawful rent on time so the landlord cannot create an arrears argument.

5. If the landlord keeps demanding the higher rent, get advice and consider a tribunal challenge before the stated effective date.

Common mistakes to avoid

Do not measure the gap from the day you received the old letter unless that was also the effective date. Do not agree to the second increase casually by text or email. Do not pay the new amount without saying you dispute it, because payment can be used as evidence of agreement. Do not ignore a notice deadline if the landlord disputes your position: protect yourself by challenging before the effective date.

• Use the effective date of the last lawful increase.
• Keep rent payments up to date at the old lawful rent.
• Put your objection in writing.
• Do not miss the tribunal deadline.

Related guidance

• Rent increase checker
  Check whether a second increase is invalid.
• Rent increase rules
  The section 13 process and 52-week restriction.
• Section 13 notice periods
  How much notice the landlord must give.
• Rent review clause vs Section 13
  Why contractual wording does not always decide the increase.

Common questions

Can your landlord increase rent more than once a year?

For an assured periodic tenancy in England, a landlord cannot use the statutory section 13 process to increase rent again until at least 52 weeks (53 in some cases) have passed since the last increase took effect, for a notice served on or after 1 May 2026 (12 months for an earlier notice). A second notice served too soon is invalid and has no effect. You should check the date the last lawful increase took effect, not just the date the landlord sent the last message. If the landlord insists on the second increase, challenge it in writing and use the rent increase checker or tribunal route if needed.

What if I agreed to the last increase?

If you clearly agreed and paid the new rent, that increase is likely to count as the current lawful rent. The minimum gap before the next increase (52/53 weeks post-1 May 2026, or 12 months for an earlier increase) then runs from when it took effect.

Can the landlord use a rent review clause instead?

For assured periodic tenancies, the landlord generally needs the section 13 process. From 1 May 2026, a rent-review clause is of no effect for this purpose - though an increase that already took effect under such a clause before that date remains valid.

Should I ignore the second notice?

No. Reply in writing and keep evidence. If the landlord serves a further notice on the correct prescribed form, protect your position by getting advice before the effective date.

Can the tribunal deal with a second increase?

Yes. The tribunal can determine a section 13 referral, and invalid timing is an important point to raise.