You opened a letter and your stomach sank. Your landlord wants to increase your rent. It's money you don't have, and you're wondering whether you have any say in the matter.
You have more say than you might think.
In England, a private landlord who wants to raise your rent has to serve a Section 13 notice. It's the procedure the Housing Act 1988 sets out for raising the rent on a periodic, or rolling, tenancy. And since 1 May 2026, under the Renters' Rights Act, it has been the only way a private landlord can raise the rent on an assured tenancy. A rent review clause in your tenancy agreement no longer does it. If you rent from a council or housing association, different rules apply and this guide doesn't cover them.
That matters because Section 13 comes with rules that protect you.
What a valid Section 13 notice looks like
Your landlord can't increase your rent with a text message or a casual conversation. A Section 13 notice must be served on a prescribed government form. That form is Form 4A. If your landlord doesn't use Form 4A, or a form that says substantially the same thing, the notice may be invalid. An invalid notice doesn't raise your rent.
The notice must also meet these requirements:
- Minimum notice period: At least 2 months.
- Frequency: The new rent can't start within 52 weeks of your tenancy beginning, or within 52 weeks of your last increase. In practice that's once a year, and never in your first year.
- Timing: The increase can only start at the beginning of a new rent period. If rent is due on the 1st, the increase starts on the 1st.
If any of these conditions aren't met, the notice may be invalid. A rent above the going rate doesn't make a notice invalid. The law doesn't cap the figure your landlord can propose, but if it's more than similar homes nearby let for, you can ask the tribunal to set the open market rent instead.
What to do when you get a Section 13 notice
A Section 13 notice is a proposal. You have options.
Check the basics. Is it on the correct form? Does it give you enough notice? Does the new rent start at least 52 weeks after your tenancy began and after your last increase? If something is wrong, the notice could be invalid.
Don't rely on that alone. You can ask the tribunal to decide whether the notice is valid as part of your application, so still apply before the new rent's start date.
Check the amount. Look at what similar properties near you are renting for. Websites like Rightmove and Zoopla are a starting point, but they can be on the higher side. Check Facebook Marketplace and SpareRoom too, or ask your neighbours. Pay attention to properties with similar size, condition, and location.
If your landlord is proposing more than the going rate, you have grounds to challenge it.
Talk to your landlord. Sometimes a conversation is enough. If you can show that the proposed rent is above market rate, your landlord may agree to lower it.
How to challenge a rent increase at the tribunal
Before you decide, know that for a notice served on or after 1 May 2026, your rent stays at its current level until the tribunal rules, and the tribunal can't set your rent higher than your landlord asked for.
If you can't reach an agreement, you can refer the increase to the First-tier Tribunal (Property Chamber). You don't need an expensive solicitor. The government announced on 9 September 2026 that HMRC's Valuation Office will take over decisions on rent-increase challenges in England, but no start date is set, so for now you still apply to the First-tier Tribunal.
Here's how it works:
- Apply online or on Form MR1 before the date the new rent is due to start. This deadline is strict. Miss it and you lose your right to challenge. Check the current fee on the MR1 guidance page, and whether you can get help with fees. Our step-by-step MR1 guide walks through each section of the form.
- Include your Section 13 notice and tenancy agreement with the application.
- Gather evidence of comparable rents in your area. Screenshots from property listings, previous tribunal decisions for nearby properties, anything that shows the proposed rent is above market rate.
The tribunal works out the open market rent for your home. Your new rent is that figure or the rent your landlord proposed, whichever is lower.
The tribunal decides whether it needs to inspect your home or hold a hearing, and it often works from the documents alone. It then sends you a written decision giving the new rent and the date it starts.
If you've received a Section 13 notice and the amount feels wrong, check the comparable rents in your area. If they don't support the increase, you have a strong basis to push back, either in conversation with your landlord or through the tribunal.
Not sure your notice is valid, or that the new figure is fair? Remedy can check your Section 13 notice against these rules and help you gather comparable rents before the tribunal deadline.
