How your landlord can increase rent changes on 1 May 2026. Here’s what you can expect and how to deal with a rent increase you think is unfair.

There are plenty of good things about renting but most renters – and lots of landlords – will agree that rent increases aren’t one of them.

Aside from feeling quite unfair, a rent rise can be an unwelcome dent to your budget. Probably the last thing you need right now.

But landlords have the right to increase your rent from time to time, even if they’re reluctant to do so. How landlords can do this is changing from 1 May 2026, thanks to the Renters’ Rights Act.

So let’s go through what’s changing. We’ll explain when your landlord can increase your rent, how much they can increase it by and the steps you can take to challenge a rise that feels unfair.

Can my landlord increase my rent?

Landlords will keep the right to increase your rent. The Renters’ Rights Act will, however, limit rent increases to just once per year.

Rent review clauses, which allowed landlords to increase the rent more than once a year, will be banned. If you have one of these clauses in your tenancy agreement, it won’t apply after 1 May 2026.

What will happen to my fixed-term contract?

The majority of fixed-term contracts, also known as Assured Shorthold Tenancies, will automatically become Assured Periodic Tenancies on 1 May 2026.

Any rent review clause that was in your old tenancy agreement will not apply.

How will my landlord tell me about a rent increase?

Your landlord will have to use a Section 13 notice to increase the rent.

As a tenant, you will be notified by receiving Form 4A. This will show you when your last rent increase was and what new rent your landlord wants to charge.

How much notice should I get before a rent increase?

Notice periods will be standardised for renters. You must be given two months’ notice before any rent increase takes effect.

How much can my landlord increase my rent by?

The Renters’ Rights Act is designed to stop landlords charging what they like.

Any increase must be no higher than the open market rent. The Government classes this as ‘the price that would be achieved if the property was newly advertised to let’.

What would be classed as an unfair increase?

Government guidance says: if you’re renting a two bedroom flat for £800 but similar flats in the area are renting for £1,000, it’s fair to expect a landlord to ask for the £200 per month increase.

But a proposed jump to £1,200 for this flat usually wouldn’t meet the ‘fair and realistic’ standard, so you’d be within your rights to challenge it.

Our Rental Market Report for March 2026 tells you what the average rent is in your region or closest city.

Step by step: what to do if your landlord wants to increase your rent

1. Familiarise yourself with The Renters’ Rights Act Information Sheet 2026

The Renters’ Rights Act Information Sheet 2026 is a document that tells you how landlords can increase the rent, by how much and what you can do if you’re not happy with a suggested rise.

2. Read your Form 4A

This will tell you how much your landlord wants to increase your rent by. Make a note of the proposed sum.

3. Look at what similar properties are renting for nearby

The next thing to do is make sure the proposed rent increase is in line with open market rents in your area.

Search properties to rent, using the filters to find similar size, type and condition homes to yours.

Don’t forget, you can also check our Rental Market Report for March 2026 to see the latest rents and rises in your region.

Knowing what similar properties currently cost to rent is essential if challenging a rent increase.

4. Speak to your landlord or letting agent

Whatever you’ve found out so far, it’s time to have a conversation with your landlord or letting agent.

If you don’t think the proposed increase is fair, show them the similar rental properties you’ve found.

Stay calm and professional, ask questions and make sure you really understand why your landlord is increasing the rent to the suggested rate.

The letting agent will be able to help both parties see each other’s point of view and help you come to an agreement.

5. See if there’s room to negotiate on the rent increase

You can respectfully ask the letting agent if the landlord is open to negotiation if you feel the rent increase is too high.

Explain your situation and the impact an increase will have on you. Suggest a rent that you think is fair based on current open market rents.

Your landlord may negotiate on price rather than risk losing you as a tenant.

Hopefully you can reach an agreement that’s fair for you and your landlord.

What can I do if my landlord is adamant about the increase?

If you can’t reach an agreement, you have two options: cut your losses and look for a new place or challenge the rent increase.

Neither are ideal options – particularly if you love where you live – but weigh up the increased rent against the upheaval and cost of moving house.

Get support to pay your rent

Another option is looking into the financial support you could get to pay rent.

You could get help to pay rent from:

How to challenge a rent increase

You can take your challenge to the First-tier Tribunal’s residential property division.

The Government is making it easier for tenants to challenge rent rises by keeping costs low. An application to challenge a rent increase will cost £47, with no hearing fee. There will also be funding available for those who can’t afford to make a challenge.

Be aware, the tribunal may rule in your landlord’s favour. The Renters’ Rights Act will, however, ban tribunals from increasing the rent beyond the landlord’s suggested increase.

Keep paying your rent on time – but not at the proposed higher rate

Make sure you apply to the tribunal before the increased rent is due to start. This date will be on the Form 4A.

Keep paying your usual rent while waiting for the tribunal’s decision, otherwise you could fall into rent arrears and face eviction.

But don’t pay the proposed higher rate until the tribunal gives its decision. You could be seen to have agreed to the new rate if you do.

Backdated higher rent payments will be banned, even if your challenge is unsuccessful. The new rent will only apply from the date of the tribunal’s decision.

How the tribunal works

First-tier Tribunal hearings are normally overseen by a legally-qualified judge and a panel of tribunal members. It is the tribunal who decides what a fair rent is.

They’ll look at your current rent, what your landlord wants to increase this to and the current open market rent for a similar property where you live. This will help them decide if the rent increase is fair.

Tribunals will receive a new power to defer rent increases by up to a further two months in cases of ‘undue hardship’.

If the tribunal decides the increase is fair but you don’t want to pay it, you’ll have to move out.

You may be able to challenge a First-tier Tribunal decision by appealing to the Upper Tribunal but specialist advice is recommended.

 

Key takeaways

  • The Renters’ Rights Act will limit rent increases to once per year
  • Any increase must be no higher than the open market rent
  • Rent review clauses will be banned
  • Your landlord must use a Section 13 notice to increase the rent
  • You must be given at least two months’ notice before a rent increase takes effect
  • It’ll be inexpensive for you to challenge a rent rise if you think it’s unfair