England Rent Increases: What Changes on 1 May 2026
From 1 May 2026, every private rent increase in England must follow a single statutory process — Section 13 of the Housing Act 1988, as amended by the Renters’ Rights Act 2025. No exceptions.
This applies whether you’re a landlord or a tenant, and whether the tenancy is new or has been running for years.
Old rules vs new rules
| Before 1 May 2026 | From 1 May 2026 | |
|---|---|---|
| How rent is increased | Rent review clauses, new tenancy agreements, or Section 13 | Section 13 only — a single new form |
| Notice period | 1 month (monthly) or 6 months (yearly) | 2 months for everyone |
| How often | Depended on tenancy terms | Once per year maximum (52-week gap) |
| Tribunal rent cap | Tribunal could set rent above the landlord’s proposal | Capped at the landlord’s proposed figure |
| Backdating | New rent backdated to notice date — arrears risk for tenants | No backdating — new rent starts after the tribunal decides |
| Cost to challenge | Fee payable by tenant | Free to submit, then £47 to process |
| Eviction risk for challenging | Section 21 could be used in retaliation | Section 21 abolished — no retaliation risk |
Rent review clauses are void
If your tenancy has a rent review clause, it stops working on 1 May 2026. This catches many landlords off guard — especially those with annual RPI or CPI increases written into their agreements. From that date, the only way to increase rent is through the new statutory form, regardless of what the tenancy agreement says.
New right: challenge your starting rent
New tenants can now challenge the rent they agreed to when they moved in — if they believe it’s above market rate. You have 6 months from the start of your tenancy to apply to the tribunal. The tribunal can only reduce the rent, never raise it.
The urgent grey area: March and April notices
Notices served before 1 May 2026 under the old rules, with effective dates after that date, are the main unresolved transition issue. This matters most for tenants who received a Form 4 or rent review notice in March or April with a new rent date after 1 May.
The safe practical answer is: do not treat it as automatically valid, but do not ignore the deadline either. Transitional regulations or official guidance may clarify whether those notices survive commencement, but until that is settled:
- Keep the notice, envelope, email header, or any other evidence showing when it was served.
- Check the ordinary defects too: the effective date, rental period date, and whether the old notice gave enough notice under the rules that applied when it was served.
- If the effective date is approaching, consider applying to the tribunal before that date and raising the transitional point expressly, or take legal advice before deciding not to apply.
- If the landlord served the notice on or after 1 May 2026, the new Form 4A rules apply.
What to do now
Frequently asked questions
- From 1 May 2026. All private tenancies in England convert to rolling periodic tenancies on that date and every rent increase must go through the Section 13 process — no exceptions.
- They become void. Any clause in a tenancy agreement that automatically increases rent — annual RPI or CPI reviews, for example — stops working on 1 May 2026. The only legal route for a private rent increase after that date is the new statutory Section 13 process.
- Yes. All private tenancies in England convert on 1 May 2026 regardless of when they started or what the tenancy agreement says.
- Section 13 of the Housing Act 1988 is the statutory process for increasing rent on a periodic tenancy. Under the Renters' Rights Act 2025 it becomes the only legal route for any private rent increase in England — replacing rent review clauses and new tenancy agreements.
- Yes — this is a new right introduced by the Renters' Rights Act 2025. If you're a new tenant and believe your initial rent is above market rate, you can apply to the First-tier Tribunal within 6 months of your tenancy starting. The tribunal can only reduce the rent, never raise it.
Sources
Official materials and primary sources used to review this guide.
- Renters' Rights Act 2025 , legislation.gov.uk
- Assured tenancy forms for privately rented properties from 1 May 2026 , GOV.UK
- Housing Act 1988, Section 13 , legislation.gov.uk