How to Legally Increase Rent on a Tenancy in England (Post-RRA)

Two lawful routes to increase rent on an assured periodic tenancy in England from 1 May 2026 — mutual agreement or the statutory Section 13 (Form 4A) notice with 2 months' notice and tribunal route.

Summary

Under the Renters' Rights Act 2025, contractual rent-review clauses no longer apply. You can increase rent only by mutual agreement or by serving Form 4A (Section 13). The tribunal cannot increase above your proposed figure.

Quick answer

Use the prescribed Form 4A (Section 13) with at least 2 months' notice, or agree the new rent in writing. The First-tier Tribunal can only confirm or reduce your proposed figure, never raise it. You can serve only one statutory increase per 12 months.

Introduction

From 1 May 2026, the Renters' Rights Act 2025 changed how landlords increase rent in England. Contractual rent-review clauses in tenancy agreements no longer have effect for assured periodic tenancies. There are only two lawful routes: mutual agreement, or the statutory Section 13 notice on the prescribed Form 4A with 2 months' notice. The First-tier Tribunal can lower but not raise the figure you propose.

Steps

1. Try mutual agreement first — The simplest route remains a written agreement at the new rent. Email is fine — both parties confirm the figure, the effective date and that they agree. Keep the signed acknowledgement on file. There is no statutory cap on a mutually agreed figure, but the tenant can always refuse.

2. Otherwise serve the statutory Section 13 / Form 4A notice — Use the current prescribed Form 4A from GOV.UK. Set the new rent and the date it takes effect — at least 2 months from service, aligned with the start of a rental period. Only one statutory increase per 12 months. Cannot be served in the first 12 months of the tenancy.

3. Set the figure to an open-market level you can justify — The proposed rent must not exceed the open-market figure. Evidence: comparable lets in the immediate area, portal listings, lettings-agent valuations. The tenant can challenge at the First-tier Tribunal (Property Chamber). Under the new regime the tribunal can only confirm or reduce the proposed figure — it cannot increase it. That makes overshooting both pointless and a tribunal risk.

4. Use the LetSentry CPI Rent Calculator as a sanity check — Even though the formal cap is 'open market', a CPI-anchored figure (e.g. CPI + 1%) is what tribunals and tenants commonly use as a fairness reference. Document the CPI figure you relied on, any comparables, and your reasoning. The LetSentry Rent Increase (CPI) Calculator gives you both the CPI and CPI + 1% benchmarks.

5. Serve correctly and keep evidence — Hand-deliver or first-class post (or email only with the tenant's prior consent under the new e-service rules). The new rent takes effect on the date in the notice unless the tenant applies to the tribunal before the effective date. If they apply, the new rent is suspended until the tribunal rules.

Common pitfalls

• Relying on a contractual rent-review clause — those clauses are no longer effective for assured periodic tenancies under the RRA.
• Trying to backdate the increase or making it effective in less than 2 months.
• Proposing more than 'open market' — the tribunal can drag the figure down but never up.
• Increasing rent more than once in 12 months.

FAQ

How much can I increase rent under the Renters' Rights Act? There is no statutory percentage cap. The proposed rent must not exceed the open-market rent for the property. The tenant can refer the figure to the First-tier Tribunal; under the new regime the tribunal can only confirm or reduce — it cannot increase above what you proposed. A CPI-anchored figure (CPI / CPI + 1%) is a common fairness benchmark.

How much notice do I have to give? At least 2 months. The new rent must start at the beginning of a rental period and at least 2 months after the date you served the Form 4A notice. You can only serve one statutory increase in any 12-month period, and not in the first 12 months of the tenancy.

Can the tenant refuse a rent increase? On a mutual agreement, yes. On a Section 13 notice, the tenant can refer the proposed figure to the First-tier Tribunal before the effective date. The tribunal sets the market rent — capped at the figure you proposed.

References: - GOV.UK — Form 4A (rent increase) — https://www.gov.uk/guidance/assured-tenancy-forms - First-tier Tribunal (Property Chamber) — https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber - GOV.UK — Guide to the Renters' Rights Act — https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act