How Renters Can Challenge A Rent Increase Under The New Rules

Rents are rising, but your rights are stronger than before

ONS figures for September 2026 put annual rental growth at 3.8%, and in higher-demand areas the picture is sharper still. For many renters, that means another year of rents outpacing pay. The good news is that the Renters' Rights Act 2025, which came into force on 1 May 2026, introduced a set of protections that change how landlords can raise rents and what you can do if you think an increase is unfair.

What the new rules actually say

Under the Act, your landlord can only increase your rent once in any 12-month period. Any increase must be set at the prevailing market rate, and the landlord must be able to justify the figure they propose. They cannot simply name a number and expect you to accept it.

To trigger a rent increase, your landlord must serve a Section 13 notice. This is a formal written document that states the proposed new rent and the date it would take effect. The notice must give you at least two months' warning before the change is due. Check that the notice is correctly completed: the date, the amount, and the notice period all matter. If anything looks wrong, speak to a local advice service or ask our team.

What 'market rent' means in practice

Market rent is the rent a willing landlord and willing tenant would agree on in the open market, without pressure on either side, for a property of that type, size, and condition in that location. It is not whatever the landlord wants, and it is not based on what a neighbour heard someone paid. It is an objective measure tied to comparable local lets.

Legally, the First-tier Tribunal (Property Chamber) uses this definition when it assesses a disputed increase. Practically, it means you can gather evidence to test whether a proposed increase holds up.

Gathering evidence of comparable rents

If you believe the proposed increase is above market rate, start collecting evidence before your deadline passes. Useful sources include:

• Current listings on Rightmove, Zoopla, and OnTheMarket for similar properties in your street or neighbourhood, noting the number of bedrooms, condition, and any included bills.
• Rightmove's rental price trends tool, which shows average achieved rents by postcode.
• Listings from local letting agents, including Cooke and Co, who can give you a sense of what comparable homes are currently achieving.
• Any written quotes or valuations you can obtain from agents.

Save screenshots with dates. Print them if possible. The tribunal will want to see a range of comparables, not just one or two.

The ban on rental bidding

One change that affects the wider market is the ban on rental bidding. Landlords and agents must advertise a property at a fixed asking rent and cannot ask for, encourage, or accept offers above that figure. This applies at the start of a tenancy. If you are approached and asked whether you would pay more than the advertised price, that is a breach of the rules. You can report it to your local council's housing enforcement team.

How to challenge a Section 13 notice

You have until the proposed start date of the increase to refer the matter to the First-tier Tribunal (Property Chamber). You can do this online at GOV.UK by searching for the Property Chamber rent increase application. There is no fee for tenants making this referral.

Once you apply, the increase is paused while the tribunal considers the case. The tribunal will look at your evidence, may inspect comparable properties, and will set the rent it considers to be the correct market rate. That figure could be lower than what your landlord proposed, the same, or in rare cases higher, so go in with clear evidence.

Before you get to that stage, try talking to your landlord. Many increases are negotiable, especially if you can show comparables that do not support the proposed figure. Put your counter-offer in writing and keep a copy. A reasonable landlord will prefer a settled tenancy to a tribunal process.

The PRS Ombudsman: coming soon

The Renters' Rights Act also provides for a new Private Rented Sector Ombudsman, which will offer an independent complaints route for disputes with landlords. This service is not yet operational, but once it launches it will give tenants another option short of going to court or a tribunal. Keep an eye on GOV.UK for the launch date.

Practical budgeting in a high-cost market

Whatever the outcome of any dispute, living with rising rents requires some forward planning. A few steps worth taking now:

• Review your tenancy end date and give yourself at least three months to assess your options before it arrives.
• Track your monthly outgoings carefully so you know the maximum rent you can absorb without cutting into essentials.
• Ask your employer whether a cost-of-living review is due, and factor any pay change into your calculations.
• If you receive Universal Credit or Housing Benefit, check whether the Local Housing Allowance rate for your area covers your current rent. Rates were adjusted in April 2024 but have not kept pace everywhere.
• Speak to a debt or housing adviser early if you are struggling. Citizens Advice and Shelter both offer free guidance.

Rising rents are a real pressure, but knowing the rules gives you a better position. If you want to understand what market rent looks like in your area, our lettings team is happy to give you a straightforward picture of current local figures.