How often can a landlord increase the rent?
Once a year, by a Section 13 notice, in England from 1 May 2026.
A landlord of a private tenancy in England can increase the rent once a year. GOV.UK says this has to be done with a Section 13 notice, and rent review clauses in the tenancy agreement cannot be used to raise the rent.
What "once a year" means in practice
Under section 13 of the Housing Act 1988 an increase cannot take effect sooner than 52 weeks after the last one, or after the tenancy began if there has been no increase. In some cases the gap is 53 weeks. The date has to be the start of a rent period, and the notice has to give at least two months.
Can the rent go up twice in 12 months?
No. A second increase inside the gap is not allowed. A notice that starts the new rent before the end of that gap does not follow the rules, so check the dates before relying on it.
Can the landlord raise it by any amount?
The Act has no cap on how much rent can go up. The tenant's protection is the right to apply to the First-tier Tribunal, which decides the market rent. GOV.UK says the tribunal cannot set the rent above the figure the landlord proposed, and increases cannot be backdated. If the increase would cause undue hardship, the tribunal can delay it by up to two more months.
Check your dates
Use the Section 13 calculator to find the earliest date a rent increase can start, or the tenancy timeline for a new tenancy. For the full rules, read the Section 13 guide.
Common questions
- How many times a year can a landlord increase rent?
- Once. The gap has to be at least 52 weeks (53 in some cases) after the tenancy began or the last increase.
- How much notice for a rent increase?
- At least two months, on Form 4A, and the new rent starts at the beginning of a rent period.
- Can a rent review clause be used to raise rent?
- No. GOV.UK says rent review clauses are not permitted as a way of increasing the rent.
- Can I challenge a rent increase?
- Yes, by applying to the First-tier Tribunal before the increase is due to start. It cannot set the rent above the amount the landlord proposed.
Free tools for this
- Section 13 rent increase: Earliest date a rent increase can start.
- Tenancy timeline: Key dates from the start of a new tenancy.
More guides
Sources
- Housing Act 1988, section 13
- GOV.UK: rent increases for assured tenancies
- GOV.UK guide to the Renters' Rights Act
Last checked 29 October 2026. Found a mistake? Tell us.