How to Increase Rent in 2026: Section 13 Notice Guide for UK Landlords
Under the Renters' Rights Act 2025, the Section 13 notice is the only legal way to increase rent for a residential tenancy in England. Contractual rent review clauses are no longer valid. This guide explains exactly how to do it correctly.
The 3 Rules of Section 13
Once per year
Maximum one rent increase every 12 months
2 months' notice
Minimum notice before the increase takes effect
Prescribed form only
Must use the official Section 13 form from gov.uk
What Is No Longer Allowed
Step-by-Step: How to Serve a Section 13 Notice
Check the 12-month rule
You can only increase rent once every 12 months. Calculate whether 12 months have passed since the last increase (or the tenancy start date if no previous increase).
Calculate your proposed new rent
Propose a market-rate increase. The Tribunal may reduce it to market rate if challenged — it cannot increase it beyond your proposed figure. Be reasonable.
Download and complete the Section 13 form
Use the prescribed Section 13 form from gov.uk. Complete it with your landlord details, the property address, the current rent, the proposed new rent, and the proposed start date of the new rent.
Serve the notice with at least 2 months' lead time
The proposed new rent date must be at least 2 full calendar months from the date you serve the notice. Serve it in writing — post or email if the tenancy agreement permits email service.
Keep proof of service
Retain a copy of the notice and proof that the tenant received it (e.g. recorded delivery receipt, email read receipt, or signed acknowledgement). This is essential if challenged.
Tenant has until the proposed date to challenge
The tenant may refer to the First-tier Tribunal before the increase date. If they do not challenge, the new rent applies from the proposed start date.
What Happens if the Tenant Challenges the Increase?
A tenant who disagrees with the proposed increase can refer it to the First-tier Tribunal (Property Chamber) before the proposed increase date. The Tribunal will assess the open market rent for the property.
Tribunal can
- Confirm the landlord's proposed figure
- Set a lower market rate figure
- Delay the start date of the increase
Tribunal cannot
- Set rent higher than the landlord proposed
- Award costs against either party (usually)
If the tenant refers to the Tribunal, the increase is suspended until the Tribunal makes its determination. The landlord should not attempt to collect the higher amount in the meantime.
Frequently Asked Questions
Can I still use a contractual rent review clause to increase rent?
No. Contractual rent review clauses are now void under the Renters' Rights Act 2025. The only lawful method is a Section 13 notice.
How soon can I increase rent after a new tenancy starts?
You cannot increase rent within the first 12 months of a new tenancy. After that, you can issue a Section 13 notice with 2 months' lead time.
What is the maximum I can increase rent by?
There is no statutory cap on the amount of a rent increase. However, if challenged, the Tribunal will assess the open market rate. Excessive increases above market rate are likely to be reduced.
Does the Section 13 process apply to HMOs and room rentals?
Yes. The Section 13 process applies to all assured periodic tenancies, including HMOs and room rental agreements, from 1 May 2026.
Get a Compliant 2026 Tenancy Agreement
Our template already excludes void contractual rent review clauses and includes compliant rent increase provisions aligned with the Section 13 process.
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