Rent Increase Rules UK Explained (2026)

Rent increases are one of the biggest concerns for tenants in the UK. With rising housing costs and high demand, many renters are unsure when a landlord is legally allowed to increase rent, how much rent can be increased by, and what rights tenants have to challenge an increase.
This guide explains the UK rent increase rules in 2026, covering private rentals in England, how rent increases work during fixed terms and periodic tenancies, and what to do if a proposed increase seems unfair.

Do Rent Increase Rules Apply Across the Whole UK?

Rent rules differ slightly depending on where you live.

England – rules explained in this guide
Scotland – separate rent control system
Wales – similar to England but with some differences
Northern Ireland – different tenancy framework

This article focuses on England, where most private renters live.

Outbound source:
https://www.gov.uk/private-renting

Can a Landlord Increase Rent During a Fixed-Term Tenancy?

In most cases, rent cannot be increased during a fixed-term tenancy unless:

The tenancy agreement includes a rent review clause, or
The tenant agrees to the increase voluntarily

A fixed-term tenancy usually lasts 6 or 12 months.

Rent review clauses

A rent review clause must:

Be written into the contract
Explain when rent can be reviewed
Explain how the increase is calculated

If there is no rent review clause, the landlord must wait until the fixed term ends.

Can Rent Be Increased at the End of a Fixed Term?

Yes. When a fixed-term tenancy ends, the landlord can propose a rent increase if:

A new fixed-term agreement is signed, or
The tenancy becomes a periodic tenancy

The tenant can:

Accept the new rent
Negotiate
Move out at the end of the term

The landlord cannot force an increase without following legal procedures.

Rent Increase Rules for Periodic Tenancies

A periodic tenancy rolls monthly or weekly after the fixed term ends.

In this situation, landlords can increase rent using one of the following methods:

Agreement with the tenant
A Section 13 rent increase notice

What Is a Section 13 Rent Increase Notice?

A Section 13 notice is the legal method landlords use to increase rent in a periodic tenancy.

Key rules:

Must be on the correct government form (Form 4)
Must give at least one month’s notice
Can usually only be used once per year
Must propose a rent that reflects the local market

If the form or notice period is incorrect, the increase is invalid.

Outbound source:
https://www.gov.uk/guidance/assured-tenancies-rent-increases

How Much Can a Landlord Increase Rent?

There is no fixed legal cap on rent increases in England.

However:

The rent must be reasonable and in line with market rates
Excessive increases can be challenged

Landlords cannot:

Increase rent to force tenants out
Use rent increases as retaliation
Apply multiple increases within a year (in most cases)

What Counts as an Unfair Rent Increase?

An increase may be considered unfair if:

It is far higher than similar local properties
The property is poorly maintained
The landlord ignores repair requests
The increase is designed to force eviction

Tenants have the right to challenge unfair increases.

How Tenants Can Challenge a Rent Increase

If you believe a rent increase is unfair, you can:

Negotiate with the landlord
Challenge a Section 13 notice at a tribunal
Seek advice from a housing charity

Challenges must usually be made before the new rent start date.

Outbound source:
https://www.gov.uk/challenge-rent-increase

First-tier Tribunal (Property Chamber) Explained

Tenants can apply to the First-tier Tribunal to challenge a Section 13 increase.

The tribunal will:

Assess local market rents
Consider property condition
Set a fair rent (which may be higher or lower)

The tribunal decision is legally binding.

Outbound source:
https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber

Can a Landlord Increase Rent Every Year?

Generally, yes — but only if:

Proper notice is given
Legal procedures are followed
The tenancy type allows it

Most landlords can increase rent once per year in periodic tenancies.

Rent Increases and Repairs

Landlords cannot legally raise rent as retaliation for tenants:

Reporting repairs
Contacting the council
Requesting safety certificates

This is known as retaliatory rent increase and may be unlawful.

Outbound source:
https://www.gov.uk/private-renting/repairs

What If You Simply Can’t Afford the Increase?

If you cannot afford the new rent:

Try to negotiate
Ask for a smaller increase
Look for alternative accommodation
Seek housing advice early

Ignoring a rent increase can lead to arrears.

Rent Increase Rules for Joint Tenancies

For joint tenants:

All tenants must agree to a rent increase
A Section 13 notice applies to the whole tenancy

One tenant cannot be singled out for an increase.

Rent Increases for Lodgers

Different rules apply if you live with your landlord.

For lodgers:

Rent increases can be simpler
Fewer protections apply
Notice periods depend on the agreement

How Often Do Rent Increases Happen in Practice?

In 2026:

Many landlords review rent annually
In high-demand areas, increases are more common
Long-term tenants may see smaller rises

Negotiation is often possible, especially for reliable tenants.

Can a Landlord Increase Rent Without Notice?

No. A landlord must give proper notice.

Any increase without notice is invalid, and tenants can continue paying the old rent until rules are followed.

What Happens If a Tenant Refuses to Pay the Increased Rent?

If a tenant refuses:

The landlord may withdraw the increase
The landlord may negotiate
The landlord may issue notice to end the tenancy

However, eviction rules must still be followed.

Future Changes to Rent Increase Rules

The UK government has discussed:

Stronger tenant protections
Reforms to Section 21 evictions
Improved rental standards

However, as of 2026, no universal rent cap exists in England.

Outbound source:
https://www.gov.uk/government/collections/private-rented-sector-reform

Key Takeaways for Tenants

Rent cannot increase freely during fixed terms
Section 13 notices must follow strict rules
You can challenge unfair increases
Negotiation is often possible
Always check the paperwork

Outbound Links (Official Sources)

Rent increase guidance:
https://www.gov.uk/guidance/assured-tenancies-rent-increases

Challenge rent increases:
https://www.gov.uk/challenge-rent-increase

Shelter advice:
https://england.shelter.org.uk

Private renting rules:
https://www.gov.uk/private-renting

Rent Increase Rules UK Explained (2026 Guide)