How Much Can a Landlord Increase Rent?

Rent increases are one of the most stressful parts of renting. Landlords are entitled to raise your rent, but they have to follow specific legal rules to do so. Here’s what those rules are, how they vary depending on your tenancy type, and what your options are if you think an increase isn’t fair.

Understanding rent increases

Before you can challenge or negotiate a rent increase, it helps to know what type of tenancy you have. The rules are different depending on whether you’re on a fixed-term or periodic tenancy.

Fixed-term tenancies

If you’re on a fixed-term tenancy agreement, your landlord cannot raise your rent during the fixed term unless the contract includes a rent review clause. If such a clause exists, any increase must still be in line with what the clause sets out and should reflect the market rate. Once the fixed term ends, your landlord can propose a new rent at renewal.

Periodic tenancies

A periodic, or rolling, tenancy gives your landlord the ability to increase rent once per year. To do so legally, they must use a Section 13 notice and give you at least one month’s notice in advance of the increase taking effect. For more on how periodic tenancies work, see our guide on fixed-term tenancy vs rolling contract.

How landlords can increase rent

Section 13 notices

A Section 13 notice is the formal document a landlord uses to propose a rent increase on a periodic tenancy. It sets out the new proposed rent and the date it takes effect. Your landlord must use the correct form and give you the required notice period. If you believe the proposed increase is unreasonable, you have the right to challenge it.

Notice periods

For periodic tenancies, landlords must give at least one month’s notice of a rent increase. For fixed-term tenancies, any increase typically takes effect at renewal unless the contract states otherwise.

Under the Renters Rights Act 2025, notice period requirements have been tightened further, giving tenants more time to respond to proposed increases.

What counts as a fair rent increase?

A fair rent increase is one that reflects the current market rate for comparable properties in your area. Landlords can’t simply name a figure. The increase should be in line with what similar properties nearby are renting for.

For regulated tenancies, landlords may need to register a fair rent with the Valuation Office Agency, which sets a cap on what can be charged. This applies to a relatively small number of older tenancies, but it’s worth knowing if your tenancy predates 1989.

How to challenge a rent increase

If you receive a Section 13 notice and believe the proposed rent is above the market rate, you can refer the matter to the First Tier Tribunal (Property Chamber) in England. This is a free process and the tribunal will assess whether the proposed rent is reasonable based on comparable local rents.

A few things worth knowing before you apply:

• You must apply before the proposed increase takes effect. Once it does, the tribunal can only rule on future rent, not undo what you’ve already paid.
• The tribunal can reduce, maintain, or in some cases increase the proposed rent, so it’s worth doing your research first.
• Gather evidence to support your case, such as rental listings for comparable properties in your area, before submitting your application.

If negotiation is an option before things reach a tribunal, it’s usually worth trying. Our guide on how to negotiate rent covers how to approach that conversation.

Regional differences in rent rises

England

There are no rent caps for most private tenancies in England. Landlords can raise rent to the market rate, subject to correct notice, once per year on a periodic tenancy.

Scotland

Scotland has stronger tenant protections. Under the Cost of Living (Tenant Protection) Act and subsequent legislation, rent increases in the private rented sector are subject to tighter controls. The Scottish Government’s private renting guidance sets out the current rules in detail.

Wales

Wales also provides tenants with stronger rights to challenge rent increases under the Renting Homes (Wales) Act 2022. Tenants in Wales can refer proposed increases to Rent Smart Wales or challenge them through the tribunal system. The Welsh Government’s renting guidance has full details.

Impact of the Renters Rights Act 2025

The Renters Rights Act 2025 introduced a number of significant changes for private tenants in England, including:

• Abolition of no-fault (Section 21) evictions, meaning landlords can no longer evict tenants without a valid reason.
• Stronger requirements around notice periods for rent increases.
• Tighter restrictions on how and when landlords can raise rent, reducing the risk of short-notice increases.
• The creation of a private rented sector ombudsman to handle disputes between tenants and landlords.

For a broader overview of what the Act means for renters, our guide on what insurance do tenants need covers the key changes in context.

What to do if you receive a rent increase notice

If your landlord has proposed a rent increase, here’s how to handle it:

1. Check your tenancy agreement. Confirm what type of tenancy you’re on and whether a rent review clause applies.
2. Compare the proposed rent to local rates. Look at current rental listings for similar properties nearby. If the proposed rent is significantly above the market rate, you have grounds to challenge it.
3. Talk to your landlord. If the increase seems high, it’s worth raising it directly before escalating. A reasonable landlord may be open to negotiation, particularly if you’re a reliable, long-term tenant.
4. Seek advice if needed. Citizens Advice provides free guidance on rent increases and your rights as a tenant.
5. Apply to the First Tier Tribunal. If the increase is above the market rate and you can’t reach an agreement, submit your application before the proposed increase takes effect.

Before we go

Knowing the rules around rent increases means you’re in a much stronger position when one lands in your inbox. Check your tenancy type, compare the proposed rent to the local market, and don’t be afraid to challenge an increase if it doesn’t seem fair. Free support is available through Citizens Advice and the First Tier Tribunal if you need it.

And while you’re reviewing your outgoings, it’s worth making sure your contents insurance is in order too. Lemonade’s contents insurance covers your belongings in your rented home from day one.

Landlord rent increase FAQs