Your landlord wants to raise your rent. Here's what you can do.

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 do. More than you might think.

In England, most rent increases follow a legal process called a Section 13 notice. It's the formal mechanism under the Housing Act 1988 that landlords must use to propose a rent increase on a periodic tenancy. And from 1 May 2026, thanks to the Renters' Rights Act, it becomes the only way any landlord can raise your rent.

That matters because Section 13 comes with rules. 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. From 1 May 2026, it's Form 4A. If your landlord fails to use the correct form, the notice is invalid and the increase doesn't apply.

The notice must also meet these requirements:

• Minimum notice period: From 1 May 2026, this is two months.
• Frequency: Your landlord can only increase your rent once every 12 months.
• Timing: The increase can only start at the beginning of a new rent period (e.g. if rent is due on the 1st, the increase starts on the 1st).
• Market rate: The proposed rent must reflect what similar properties in your area are charging. If it doesn't, you can challenge it.

If any of these conditions aren't met, the notice may be invalid.

What to do when you receive a Section 13

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? Is this the first increase in 12 months? If something is wrong, the notice could be invalid.

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. So be sure to also keep an eye on marketplaces like Facebook Marketplace and SpareRoom, or even ask your neighbours. Pay attention to properties with similar size, condition, and location.

If your landlord is proposing significantly 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

Two things to know before you decide: until a tribunal rules, your rent stays at its current level, and from 1 May 2026 the tribunal cannot set your rent higher than what 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.

Here's how it works:

1. Complete Form 6 and submit it to the tribunal before the date the new rent is due to start. This deadline is strict. Miss it and you lose your right to challenge.
2. Include your Section 13 notice and tenancy agreement with the application.
3. 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 will assess what a fair market rent would be for your property and set the rent accordingly.

Once your hearing takes place, the tribunal usually issues a decision within six weeks. The full process from application to decision can take 6+ months because of tribunal backlogs.

Your next step

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.

If you're not sure where you stand, Remedy can review your rent increase notice and help you understand your options. It takes a couple of minutes.