# Rent increases: tenant rights under Section 13 > Mortgages & first homes · Last updated 25 September 2026 Canonical HTML: https://moneyguide.org.uk/mortgages/rent-increases-tenant-rights/ Markdown mirror: https://moneyguide.org.uk/mortgages/rent-increases-tenant-rights.md ## Quick answer Under an assured periodic tenancy in England, your landlord can increase rent once a year using form 4A with at least two months' notice — you can challenge an excessive increase at the First-tier Tribunal before the new rent takes effect. ## Who should skip this Skip this page if you need a personal recommendation or a live quote. This is general UK information — confirm today's figures with the official source linked below. Rent is usually your biggest monthly cost, so a proposed increase matters. Since 1 May 2026, most private tenants in England hold assured periodic tenancies under the Renters' Rights Act 2025. Rent review clauses in tenancy agreements no longer increase rent automatically — landlords must follow the formal Section 13 process each time. This guide sets out your rights. It is information only, not legal advice. ## Key facts - Landlords can increase rent once every 52 weeks and not in the first year of your tenancy - The Section 13 process requires form 4A with at least two months' notice before the new rent starts - Rent review clauses in tenancy agreements no longer apply to increases taking effect from 1 May 2026 - You can apply to the First-tier Tribunal if you believe the proposed rent exceeds the open market rate ## How the Section 13 process works Your landlord must give you a completed form 4A: Landlord's notice proposing a new rent. This must arrive at least two months before the date the higher rent is due to start. They can deliver it in person, by post or by email if your agreement allows email. Even if you verbally agree a rent increase, the landlord must still follow the Section 13 process for assured periodic tenancies. A valid notice sets out the new amount and the date it takes effect. ## Limits on how often rent can rise Rent cannot be increased within the first year of your tenancy. After that, only one increase can take effect in any 52-week period — whether the last increase came through Section 13 or an older rent review clause. If your landlord gave notice before 1 May 2026 using the old form 4, that notice may still be valid if it met the rules at the time. Notices given under rent review clauses that would take effect after 1 May 2026 do not apply. ## Challenging a rent increase If you think the proposed rent is above the open market rate, you can apply to the First-tier Tribunal (Property Chamber) for an open market rent determination. Your application must reach the tribunal before the date the new rent is due to start. You can also challenge whether the Section 13 notice itself is valid — for example, if the notice period was too short or a previous increase was less than 52 weeks ago. If the tribunal finds the notice invalid, the increase does not take effect. ## Frequently asked questions ### Do I have to pay the higher rent while I challenge it? Keep paying your current rent until the tribunal decides. The tribunal can't set a rent higher than your landlord proposed. If it decides before the date in the notice, the new rent starts on that date; if it decides later, the new rent usually starts from the next rent period after the decision, and the tribunal can delay it by up to two months if paying it would cause undue hardship. ### Can my landlord increase rent by any amount? There is no fixed cap, but the rent must reflect the open market value. The tribunal can set a lower figure if your evidence shows the proposed rent is excessive. ### What if my landlord asks for a new tenancy at a higher rent instead? Assured periodic tenancies roll on without fixed end dates. Your landlord cannot end your tenancy simply to re-let at a higher rent without using a valid possession ground and following the correct process. ## Primary source https://www.gov.uk/assured-periodic-tenancies-tenants/rent-increases ## Related - [Renters' Rights Act: tenant guide](https://moneyguide.org.uk/mortgages/renters-rights-act-tenant-guide/) - [Ending a tenancy as a tenant](https://moneyguide.org.uk/mortgages/ending-a-tenancy-tenant-guide/) --- Independent UK money guidance from [Money Guide](https://moneyguide.org.uk). Information only — not regulated financial advice.