In England there is no set limit on how much a private landlord can raise your rent. Instead, the rules limit how and when: for most tenants it can only go up once a year, with at least 2 months’ notice on Form 4A, and you can ask a tribunal to decide if the new rent is above the market rate.
England: the rules since 1 May 2026
The Renters’ Rights Act changes took effect on 1 May 2026. Most private tenants in England now have an assured periodic tenancy. GOV.UK’s guide for these tenants says your landlord:
- can only increase your rent once a year
- cannot increase it in the first year of your tenancy
- must give you at least 2 months’ notice
- must use a completed Form 4A, “Landlord’s notice proposing a new rent”. This is the “section 13 process”.
Shelter adds that a section 13 notice is the only way rent can go up for assured tenants, even if your tenancy agreement says otherwise. On the amount, Shelter says: “There is no set limit to how much your landlord can increase the rent. But the rent should be around the same as similar homes in your area.”
If your landlord gave you notice on the old Form 4 before 1 May 2026, GOV.UK says that notice still applies. The next increase cannot take effect until at least a year after that one.
How to work out the percentage
To see how big an increase is, take the new rent, subtract the old rent, divide by the old rent and multiply by 100.
(new rent − old rent) ÷ old rent × 100 = % increase
It also helps to multiply the monthly rise by 12, so you can see the yearly cost.
Worked example (fictional)
Leah rents a flat in England for £1,150 a month. In July 2026 her landlord serves a Form 4A proposing £1,265 a month from a date more than 2 months away.
| Step | Sum | Result |
|---|---|---|
| Monthly rise | £1,265 − £1,150 | £115 |
| Percentage rise | £115 ÷ £1,150 × 100 | 10% |
| Extra cost per year | £115 × 12 | £1,380 |
Leah checks adverts for similar flats nearby and thinks £1,265 is above the going rate. Because her notice arrived after 1 May 2026, Shelter says a tribunal could not set her rent higher than £1,265. It could set it at that figure or lower.
To see whether the new rent still fits your budget, use the rent affordability calculator with the proposed figure. If the rise means you need to earn more to pass a future referencing check, see how letting agents calculate rent affordability.
Challenging an increase in England
GOV.UK says the First-tier Tribunal may be able to help if you think the increase is higher than the “open market rent”, meaning what your landlord would expect to get if they relet the home on the open market.
Shelter’s guide adds these points:
- Talk to your landlord first. You don’t need a tribunal if you can agree a figure, but get it in writing.
- Apply to the tribunal before the date the new rent is due to start, as shown on the notice.
- From 1 May 2026 it costs £47 to apply, and help with fees is available on a low income.
- The notice is not valid if the landlord doesn’t use Form 4A or gives less than 2 months’ notice. If it isn’t valid, your rent cannot go up.
- For notices served on or after 1 May 2026, the tribunal cannot set a rent higher than your landlord asked for. The new rent normally starts from the next rent period after the tribunal decides.
- You cannot be evicted for challenging a rent increase.
Useful evidence includes rents for similar homes nearby, photos of your home and details of any repairs needed.
Scotland, Wales and Northern Ireland
| Nation | How often | Notice | How to challenge |
|---|---|---|---|
| Scotland (private residential tenancy) | Once in a 12-month period | At least 3 months, in writing, on the official rent increase notice | Apply to Rent Service Scotland within 21 days of getting the notice |
| Wales (periodic standard contract) | Once a year | 2 months | Ask a tribunal to decide |
| Northern Ireland (private tenancy) | Not within 12 months of the tenancy starting or of the last increase | 3 months, in writing | Not covered here |
Scotland. mygov.scot (last updated 1 May 2026) says: “There’s no cap on how much they can increase rent by.” If you don’t accept the increase, return Part 3 of the notice to your landlord and apply to Rent Service Scotland within 21 days. A rent officer then sets the rent based on the open market. Unlike the new English rule, the rent they set can be higher or lower than your landlord asked for.
Wales. Citizens Advice says that on a periodic standard contract your landlord can increase rent once a year with 2 months’ notice, based on market rates. On a fixed-term contract, the rent can only go up at the end of the term if you agree.
Northern Ireland. The Department for Communities says that since 1 April 2025 a landlord cannot increase rent within 12 months of the tenancy starting or within 12 months of the last increase, and must give 3 months’ written notice.
If you can’t afford the new rent
- Work out the new rent as a share of your income before deciding what to do.
- Try to agree a smaller rise with your landlord, and get it in writing.
- Check your bills when renting for savings that could offset part of the rise.
- If you claim benefits, check whether your housing support will change.
Related: What percentage of your income should go on rent?
Sources
- GOV.UK: Assured periodic tenancies: a guide for tenants – rent increases, checked 4 October 2026
- GOV.UK: Private renting – tenancy types, checked 4 October 2026
- Shelter England: Rent increases for private tenants, checked 4 October 2026
- Shelter England: Ask a tribunal to set the rent, checked 4 October 2026
- mygov.scot: Rent increases if you have a private residential tenancy, checked 4 October 2026
- Citizens Advice Wales: Check if your landlord can increase your rent, checked 4 October 2026
- Department for Communities (NI): Sections 7 and 12, Private Tenancies Act (Northern Ireland) 2022, checked 4 October 2026
This guide is general information, not legal or financial advice. Report a possible error.