Increasing maintenance, insurance, and finance costs may lead landlords to review the rent charged for their properties.
However, rent increases must be handled legally, fairly, and professionally.
A poorly managed increase could result in a tenant challenge, damage the landlord-tenant relationship, or encourage a reliable tenant to leave.
What Changed in 2026?
From 1 May 2026, existing assured shorthold tenancies in England generally became assured periodic tenancies. New assured tenancies must also operate on a rolling basis without a fixed end date.
For most assured periodic tenancies, a landlord increasing rent must:
- Follow the Section 13 process
- Complete the prescribed Form 4A
- Give the tenant at least two months’ notice
- Increase the rent no more than once per year
- Propose a rent that reflects the open-market value
The Section 13 process must be followed each time rent is increased, even when the landlord and tenant have discussed or agreed the proposed amount.
Read the official GOV.UK rent-increase guidance for landlords before beginning the process.
Step 1: Confirm the Tenancy Type
The Section 13 and Form 4A process applies to assured periodic tenancies.
Different rules may apply to:
- Regulated tenancies
- Holiday accommodation
- Business tenancies
- Lodgers living with a resident landlord
- Certain student accommodation
- Other excluded agreements
Before taking action, confirm which rules apply to the individual tenancy.
The GOV.UK guide to assured periodic tenancies provides further information about the current tenancy framework.
Step 2: Check When the Rent Was Last Increased
Rent cannot normally be increased more than once in a 12-month period.
Landlords should check:
- When the tenancy started
- When the previous increase took effect
- Whether a previous notice was served
- Whether a rent-review clause was previously used
- The current rent-payment period
For example, where a rent increase took effect on 1 February 2026, the next increase cannot normally take effect before 1 February 2027.
Accurate rent-review records are essential.
Step 3: Research the Local Rental Market
A proposed increase should reflect what a similar property could reasonably achieve on the open market.
Do not base the increase only on national headlines or the landlord’s rising expenses.
Compare the property with homes that have similar:
- Locations
- Property types
- Numbers of bedrooms
- Conditions
- Furnishings
- Parking arrangements
- Gardens or outdoor spaces
- Energy-efficiency ratings
You can browse our available rental properties for examples of properties currently marketed in South Yorkshire.
However, asking prices should be used carefully. The strongest comparison is a similar property in a similar condition and immediate location.
Step 4: Consider the Value of a Reliable Tenant
The highest possible rent does not always produce the best long-term return.
Before proposing an increase, consider:
- Whether the tenant pays on time
- How well they care for the property
- How long have they lived there
- Whether communication has been positive
- The likely cost of replacing them
When a tenant leaves, the landlord may face:
- A period without rental income
- Advertising expenses
- Referencing costs
- Cleaning and repair expenses
- Viewings and administration
- Uncertainty about the next tenancy
A modest and sustainable increase may be more profitable than a larger increase that results in a costly void.
Step 5: Address Outstanding Repairs
Tenants may be less receptive to a rent increase when maintenance concerns remain unresolved.
Before reviewing the rent, check for:
- Damp or mould concerns
- Heating problems
- Appliance faults
- Outstanding repair requests
- Safety concerns
- Unfinished contractor work
Landlords have responsibilities relating to property repairs and safety. These are explained in the official GOV.UK landlord responsibilities guidance.
Addressing legitimate repair concerns before reviewing rent demonstrates that the property is being managed responsibly.
Step 6: Discuss the Review With the Tenant
Although the formal Section 13 process must still be followed, GOV.UK recommends discussing the increase with the tenant first.
A respectful conversation or written message can explain:
- Why is the rent being reviewed
- How the proposed amount was calculated
- What comparable properties were considered
- When the increase may take effect
- How the formal process works
This gives the tenant an opportunity to ask questions and may prevent unnecessary misunderstandings.
Step 7: Complete Form 4A Correctly
To propose an increase, the landlord must complete Form 4A: Landlord’s Notice Proposing a New Rent.
The tenant must receive the completed form at least two months before the proposed increase is due to begin.
Check the following carefully:
- Tenant’s full name
- Property address
- Existing rent
- Proposed rent
- Rental period
- Proposed effective date
- Required notice period
The current Form 4A is available through GOV.UK.
Keep a copy of the completed notice and evidence showing how and when it was delivered.
Step 8: Be Prepared for a Challenge
A tenant who believes the proposed rent is higher than the property’s open-market rent may ask the First-tier Tribunal to determine the appropriate amount.
Landlords should retain:
- Comparable property listings
- Local rental assessments
- Evidence of the property’s condition
- Details of improvements
- Inspection reports
- Previous rent-review records
The proposed increase should be realistic and supported by local evidence.
Common Rent-Increase Mistakes
Landlords should avoid:
- Increasing rent through a verbal instruction
- Using an outdated form
- Giving insufficient notice
- Increasing rent more than once per year
- Proposing an amount significantly above market value
- Pressuring the tenant to accept immediately
- Ignoring outstanding repairs
- Changing the payment amount without following the proper process
- Assuming an old rent-review clause replaces the current procedure
How My Landlord Cares Can Help
Managing a rent review involves more than selecting a new monthly amount.
Our property management services for landlords can support landlords with:
- Local rental comparisons
- Tenant communication
- Rent reviews
- Rent collection
- Property inspections
- Maintenance coordination
- Compliance support
- Ongoing tenancy management
You can also compare our property management pricing or read our landlord testimonials.
Final Thoughts
A successful rent increase should be legal, proportionate, and supported by evidence.
Following the correct process protects the landlord, while early and respectful communication can help maintain a positive relationship with the tenant.
Landlords should balance the potential increase in monthly income against the value of retaining a responsible, long-term tenant.
For help with your property or portfolio, contact My Landlord Cares.
Disclaimer
This article is provided for general information and educational purposes only. It does not constitute legal, financial, tax, or investment advice. The information applies generally to private renting in England and may not apply to every property or tenancy. Regulations and government guidance may change. Landlords should check the latest official guidance and seek advice from an appropriately qualified legal or property professional before increasing rent or serving a formal notice.