If your landlord has recently sent a rent increase notice, or you are wondering whether one is on the way, the rules have changed significantly. The Renters Rights Act has reshaped the process for rent increases in England, giving tenants more protection and a formal route to push back if they think the proposed rise is unfair.
Where Rents Stand Right Now
According to the Office for National Statistics, the average UK monthly private rent reached £1,400 in August 2026, with annual growth running at 3.8 per cent. That figure varies considerably by region, but the direction of travel has been upward for some time. Understanding your rights around increases matters more than ever.
The New Rules on When Landlords Can Increase Rent
Under the Renters Rights Act, landlords can only raise your rent once every 12 months. They cannot demand an increase mid-tenancy or slip one into a casual message. The increase must be served using a prescribed notice form. If the correct form has not been used, the notice is not valid, so the first thing to do when any increase lands on your doormat is check the paperwork.
The Act also removes something that pushed rents up sharply in recent years: landlords and letting agents can no longer advertise a property above the published asking rent, and they cannot accept offers above that figure either. That kills the informal bidding war, where prospective tenants competed against each other by offering more than the listed price.
Your Right to Challenge at the Tribunal
If you believe the proposed increase is above the going market rate for your area, you can refer it to the First-tier Tribunal (Property Chamber). This is a formal but free process. The tribunal will look at comparable local rents and decide what a fair market rent looks like for your property.
There is an important safeguard built in: the tribunal cannot set the rent higher than the figure your landlord originally proposed. So referring the matter to the tribunal carries no risk of ending up with a bigger increase than the one on the notice. That was not always the case under older legislation, and it is a meaningful change.
What to Do When a Rent Increase Notice Arrives
- Check the notice form. The landlord must use the correct prescribed form. If they have not, the increase cannot take effect. Ask our team or speak to Citizens Advice if you are unsure whether the form is right.
- Research comparable rents. Look at current listings on Rightmove and Zoopla for similar properties in your street or neighbourhood. Screenshot what you find, noting the property size, condition, and distance from yours. This evidence is useful whether you negotiate directly or go to the tribunal.
- Respond in writing. If you want to dispute the amount, do so formally and keep a copy. A written record protects you throughout any subsequent process.
- Meet the deadline. There is a time limit for referring a rent increase to the tribunal, so do not leave it. The notice itself should state the relevant date.
You Are Not Trapped
Under the Renters Rights Act, most tenancies now run as periodic agreements, meaning there is no fixed end date. You can give two months' written notice at any time to end the tenancy. If a rent negotiation breaks down and the new figure is simply unaffordable, you are not locked in waiting for a fixed term to expire. That is a real shift in the balance of the tenant-landlord relationship.
It also means a landlord cannot use a looming renewal date as pressure to accept an increase. Your tenancy continues on its current terms until a valid notice process has been followed.
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