Introduction
Rent increases can feel confusing or even stressful — whether you’re a landlord or a tenant. But UK law has clear rules about when and how rent can go up. These rules are designed to be fair and to protect both sides.
Here’s a straightforward guide to how rent increases work, what’s legal, and what to do if you’re unsure.
Fixed-Term vs. Periodic (Rolling) Tenancies
Fixed-term tenancy:
This is when the agreement lasts for a set time — like 6 or 12 months. During that time, rent can’t go up unless the contract says it can (this is called a rent review clause).
Periodic (rolling) tenancy:
This is when the tenancy carries on after the fixed term ends — for example, on a month-to-month basis. In this case, the landlord can raise the rent, but only by following proper legal steps.
Legal rule: Rent can only be increased once every 12 months for a rolling tenancy. You also can’t increase rent in the first year of a new tenancy.
What Is a Rent Review Clause?
A rent review clause is a part of a tenancy agreement. It explains how and when rent can increase — for example, once a year or based on inflation.
- For landlords: If your contract includes this, you don’t need to issue a separate formal notice every time — as long as the clause is clear and followed correctly.
- For tenants: Always check your agreement to see if and when your rent might go up.
Section 13 Notice – What It Means
If the tenancy is rolling and there’s no other agreement about increasing rent, landlords must use a Section 13 Notice (also called Form 4) to propose a new rent.
Rules for landlords:
- Use it only once every 12 months
- Wait until the fixed term ends
- Give proper notice (explained below)
- Keep proof that the notice was delivered
How Much Notice Must Be Given?
Notice periods:
- Monthly rent: One month’s notice
- Weekly rent: One week’s notice
- Yearly rent: Six months’ notice
- Other periods: Match the rental payment frequency
Delivery options:
- Hand-delivered or posted to the tenant’s address (keep proof)
- Email or text only if agreed in the contract (keep a record)
What Tenants Can Do if Rent Goes Up
Tenants don’t have to accept a rent increase right away. You have three choices:
1. Accept the new rent
Just start paying the new amount on the date in the notice.
2. Challenge the increase
Apply to a rent tribunal before the new rent starts:
- England: First-tier Tribunal
- Wales: Rent Assessment Committee
They’ll compare your rent with similar local properties to decide what’s fair.
3. Negotiate
You can speak to the landlord and try to agree on a lower increase.
Important: If you pay the higher rent without challenging it, it might count as accepting the increase.
Limits and Rules on Rent Increases
- One rent increase per year (for rolling tenancies)
- No increases in the first year of a new tenancy (using Section 13)
- Increases must be fair and reflect local rental prices
- Follow contract terms if there’s a rent review clause
Tenants in Northern Ireland:
If your landlord tries to raise rent more than once a year, you don’t have to pay the second increase — it’s not legal.
What About Scotland and Northern Ireland?
Scotland
- Most tenancies use the Private Residential Tenancy (PRT)
- Rent can rise only once a year
- Landlords must give 3 months’ notice
- Tenants have 21 days to challenge through Rent Service Scotland
Northern Ireland (from April 2025)
- Only one increase per year
- Landlords must give 3 months’ notice
- Tenants can ignore a second increase within 12 months
- Disputes can go to a tribunal
What’s Changing? (Renters’ Rights Bill 2025)
Upcoming changes include:
- Only one rent increase per year will be allowed by law
- No bidding wars – landlords must advertise the true rent
- No more Section 21 “no-fault” evictions
- Rolling tenancies will be standard
Keep an eye on GOV.UK for updates as this new law rolls out.
Quick Tips for Landlords and Tenants
Landlords:
- Speak to tenants early
- Use the correct forms
- Keep good records
- Stick to one increase per year
- Be fair — check local rent levels
Tenants:
- Read your agreement carefully
- Don’t accept unfair rent rises
- Challenge or negotiate if needed
- Get advice from Shelter or Citizens Advice
