Since 1 May 2026, a private landlord in England can raise your rent in only one way: a section 13 notice on Form 4A. The rent can go up no more than once a year, and not during the first 12 months of a new tenancy. If you think the increase is above the market rate, you can challenge it at the First-tier Tribunal. Below is how to check the notice, how to build your case and what happens when you apply.
Does this apply to you?
These rules cover private assured tenancies. Most private tenancies in England are now this type. On 1 May 2026, most existing assured shorthold tenancies automatically became assured periodic tenancies, which roll on with no fixed end date. So the rules apply even if you signed your agreement before then.
Rent review clauses no longer count. If your agreement says the rent rises by a set percentage each year, that clause can't be used for increases after 1 May 2026 (GOV.UK Renters' Rights Act information sheet).
If you moved in recently, you can also challenge the starting rent within the first six months of a new tenancy if you think it's above market rate. The process below is the same.
Wales, Scotland and Northern Ireland have their own systems. If you rent there, contact Shelter Cymru, Shelter Scotland or Housing Advice NI.
Step 1: Check the notice is valid
An invalid notice doesn't raise your rent. Check that:
- it's on Form 4A, the government's prescribed form
- it gives you at least two months' notice before the new rent starts
- the new rent doesn't start within 52 weeks of your last increase, or within the first year of your tenancy
Your landlord must use the form itself. A message or letter simply telling you the rent is going up doesn't replace it. Form 4A should be served using a method set out in your tenancy agreement, which may include email. If the agreement doesn't set out a method, your landlord can hand it to you, leave it at your home or send it by registered post.
If you think the notice is invalid, you can challenge it on that basis alone, and you'll need to explain why to the tribunal.
Step 2: Work out the market rent
The legal test is whether the new rent is higher than the open market rent, meaning what your landlord could get from a new tenant for a similar property in the same area. Whether you can afford it doesn't affect the amount. Neither does how big the rise is in percentage terms. A 15% rise can be lawful if the rent was well below market before.
To compare like with like, you need to know your own home. Start with its floor area in square metres, property type and EPC rating (a band from A to G showing energy efficiency). These are on your home's Property Looker profile, taken from the EPC Register. Then look for comparable homes currently advertised or recently let nearby: same type, similar size, similar condition. For wider context, the ONS publishes private rent figures by local authority.
Save screenshots of the listings you find, with dates. The tribunal will want the comparable rents you've found, plus details of any repairs or improvements to your home, including who did the work and who paid for it. Improvements you paid for yourself shouldn't push your rent up.
Step 3: Talk to your landlord
Before you apply, it can be worth showing your landlord the comparable rents you've found and asking whether they'll agree to a smaller increase. If you agree a new figure, get it in writing.
Challenging the increase carries little risk for you. The tribunal can't set a rent higher than the one your landlord proposed. Say you pay £1,200 a month and your landlord proposes £1,500:
- if the tribunal judges the market rent to be £1,380, your new rent is £1,380
- if it judges the market rent to be £1,600, your new rent is still capped at £1,500
Step 4: Apply to the First-tier Tribunal
If you can't agree, apply for an open market rent determination using Form MR1, online or on paper (GOV.UK). The fee is £47, and you may be able to get help with fees if you're on a low income.
You must apply before the start date of the new rent given in the notice. GOV.UK says to apply even if you're still gathering evidence. Miss the date and the increase takes effect.
After you apply:
- You keep paying your current rent while the tribunal decides.
- The increase isn't backdated. If the tribunal decides after the start date in the notice, the new rent begins from the first rental period after the decision.
- If the new rent would cause you undue hardship, the tribunal can delay the start date by up to two months from its decision. You'll need to include full details of your finances in your application.
- Your landlord can't raise the rent again until 52 weeks after this increase takes effect.
If you think the tribunal got its decision wrong, you can ask it for permission to appeal. This is for mistakes in how the law was applied, not for another go at arguing the rent. At that stage, get advice.
When to get advice
For a straightforward notice, most people can do this themselves. If you're dealing with disrepair, a threat of eviction, or a landlord you think is retaliating, speak to Citizens Advice, Shelter or a housing solicitor before you reply.
Last checked: September 2026. Sources: Housing Act 1988 ss13, 14 and 14ZB, as amended by the Renters' Rights Act 2025; GOV.UK Apply for an open market rent determination (updated 10 August 2026); Form 4A; GOV.UK Renters' Rights Act overview for tenants.