Rent increases for private tenants
The law has changed
The Renters' Rights Act means that:
your rent can only go up once a year
you cannot be evicted for challenging a rent increase
These changes started from 1 May 2026.
Ask a tribunal to set the rent
You can ask a tribunal to set the rent if your landlord gives you a section 13 notice.
A tribunal is like a court but a bit less formal.
They look at:
information from you or your landlord
how much other rents are in your area
Check the date on your section 13 notice for when the new rent starts.
You must apply to the tribunal before this date.
From 1 May 2026 it costs £47 to apply to a rent tribunal.
You can get help with tribunal fees if you have a low income.
Tribunals are different if you're a regulated tenant with a fair rent.
Talk to your landlord first
For example, tell your landlord if:
the increase is more than rents for similar properties in the area
you could afford a smaller increase
You do not need to go to a tribunal if you can agree the rent with your landlord.
Get anything you agree in writing.
Check the section 13 notice is valid
From 1 May 2026, your landlord needs to:
use tenancy form 4A
give you at least 2 months' notice of the rent increase
The notice is not valid if they get these things wrong.
You can ask the tribunal to decide if the notice is valid.
If the tribunal says the notice is not valid, your rent cannot go up. Your landlord would need to give you a new section 13 notice.
Get information and evidence ready
You need to send these to the tribunal:
a copy of the section 13 notice
a copy of your most recent tenancy agreement
photos of the outside of your home
photos of all the rooms in your home
You could also include a short description of the property. For example:
the number of bedrooms
details of any repairs needed
if it includes parking or a garden
Show evidence of local market rents
The best evidence is tenancy agreements for similar properties.
It might be hard to get this information but you could:
ask friends in similar properties
speak to a local renters union
Adverts on Rightmove or Zoopla or from local letting agents could also help.
Apply to the tribunal
You can apply online or use Form Rents 1 on GOV.UK.
If you use the form, it's quickest to email it to your tribunal regional office. The address is at the end of the form.
You should also send a copy to your landlord by email or post.
Tribunal hearings
There is only a hearing if you or your landlord ask for one.
Usually the tribunal will just look at:
rents for similar properties in the area
information from you and your landlord
Inspections by the tribunal
The tribunal can visit your home if you or your landlord ask them to.
They can look at the condition of the property. Tell them about any damp or repairs needed.
The tribunal decision and the new rent
The tribunal sets the new rent for your tenancy.
The new rent cannot be more than your landlord asked for. It could be the same or less.
The new rent normally starts from the next rent period after the tribunal sets the rent.
Example: Tribunal rent decision
Ibrahim rents from a private landlord for £900 a month.
The landlord sends a section 13 saying the rent will go up to £1300 a month.
Ibrahim thinks this is too much. Most similar properties in his area are rented for much less. He also has repair problems in his home.
Ibrahim writes to the tribunal and says that:
the new rent is higher than market rents for similar properties
the repair problems mean Ibrahim should pay less
He also asks the tribunal to inspect the repair issues in his home.
The tribunal decides that the new rent should be £1000 a month.
The new rent starts from the next rent period after the tribunal sets the rent.
Last updated: 1 May 2026
