Rent inflation in the UK has run at 7-9% a year for three years, leaving many tenants facing increases far above wage growth. The law sets clear limits on how, how often and by how much rent can be raised — but most tenants don't know them and most landlords don't follow them precisely. This guide explains the rules in 2026 and the practical steps to challenge an unreasonable increase.
During a fixed-term AST, rent can only be increased if the tenancy agreement contains a specific rent review clause — and then only in line with that clause's terms. Many standard ASTs don't, which means the rent is fixed for the term.
Once a tenancy becomes periodic (rolling monthly after the fixed term ends), the landlord can use Section 13 of the Housing Act 1988 to increase rent once every 12 months with a minimum of one month's written notice on Form 4.
The Section 13 process requires the proposed rent to be no more than the open market rent for a similar property in the area. There's no specific cap, but if the increase pushes you well above local comparables, you have grounds to challenge.
From the Renters' Rights Act commencement, all increases must use the Section 13 process and the once-a-year rule applies universally. Any informal 'sign this new contract or move out' approach becomes unlawful retaliatory eviction.
If you believe the proposed increase exceeds market rent, refer it to the First-tier Tribunal (Property Chamber) before the proposed start date. The application is free.
The Tribunal will set the rent based on market evidence — comparable lettings in the area, condition of the property, any disrepair. Risk: the Tribunal can also set the rent higher than the landlord proposed if market evidence supports it. Always check local Rightmove/Zoopla evidence first.
Take screenshots of 5-10 similar properties (same number of bedrooms, similar condition, within half a mile) currently advertised for let. Note the asking rent and condition. Sites like Home.co.uk and Hometrack provide rental indices for postcodes.
Add evidence of any disrepair or compliance issues — boiler not serviced, mould, broken windows, expired EPC. The Tribunal can adjust market rent downward to reflect condition.
Negotiate first. Email the landlord proposing a smaller increase (e.g. CPI-linked), offering a longer commitment in return. Many landlords prefer continuity over the cost and risk of re-letting.
If negotiation fails and the increase is confirmed, your options are pay, challenge at Tribunal or end the tenancy with one period's notice. Don't withhold rent — that becomes a Section 8 ground and gives the landlord stronger grounds for possession.
Only if there's a rent review clause in the agreement and the increase follows its terms. Otherwise, no — the rent is fixed until the term ends.
No statutory cap in England (Scotland has interim caps). The cap is effectively 'market rent' enforceable via the First-tier Tribunal.
You're not obliged to. The existing tenancy continues as periodic at the existing rent until the landlord serves a valid Section 13 or possession notice.
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