Challenging a rent increase: your rights as a tenant

Landlords can put the rent up. But they must follow the correct process, and they cannot pick any figure they like. Below, we walk through how private landlords can legally raise rent, what to do if you think an increase is unfair, and how to challenge it at the First-tier Tribunal.

How can a landlord increase rent?

For most private periodic tenancies, a landlord must use a Section 13 notice to increase the rent. This is a formal notice on a prescribed form that:

• States the current rent and the proposed new rent
• States the date from which the new rent will apply
• Is served at least one month before the new rent is due to start (or three months for quarterly or annual tenancies)

A landlord cannot just write saying the rent goes up next month and expect that to bind you. The Section 13 process gives you the right to send the proposed increase to the First-tier Tribunal (Property Chamber) before it takes effect.

Can a landlord increase rent more often than once a year?

Under the Renters' Rights Act 2025, rent increases for periodic assured tenancies are limited to once every 12 months. A landlord cannot serve a new Section 13 notice within 12 months of the previous increase.

What is a "market rent" increase?

The proposed rent must not go above the market rent for the property. That means what a landlord could fairly get if the property were let on the open market. The Tribunal assesses rent on this basis if you refer it.

How to challenge the rent increase

Have you received a Section 13 notice with a rent you think is above the market rate, or one you simply cannot afford?

Step 1, Act before the new rent date: you must refer the notice to the First-tier Tribunal before the new rent is due to start. If the date passes and you have not referred it, the new rent counts as accepted.

Step 2, Apply to the Tribunal: you can apply to the First-tier Tribunal (Property Chamber) online or by post. The application form is available from the Tribunal's website. There is no fee for residential rent increase challenges.

Step 3, The Tribunal hearing: the Tribunal works out the market rent for the property. Both sides can bring evidence: similar rents in the area, the condition of the property, any disrepair. If the Tribunal sets a lower rent than proposed, the lower figure applies.

Step 4, Keep paying rent during the process: while the challenge runs, keep paying your current rent. Do not stop paying. If the Tribunal sets a higher rent than you pay now, you may owe the difference, but usually only from the date the new rent was meant to start.

What evidence helps a challenge?

• Rents for similar properties in your area, from property websites and letting agents
• The condition of the property: disrepair should pull the market rent down
• Improvements or repairs you paid for yourself: these should not push the rent up
• Local housing cost figures

What if the landlord increases rent without a Section 13 notice?

If your landlord demands more rent without a valid Section 13 notice, you do not have to pay it. The increase has no legal effect until a valid notice is served. Write to the landlord and say so.

When should I contact Support for Tenants?

Is your landlord raising the rent as payback for you raising repair problems? Call us on 0800 030 4669. A retaliatory rent increase may be relevant to a disrepair claim.

No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Housing Act 1988 (legislation.gov.uk)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)

Related articles

• Section 13 rent increase notice, explained
• First-tier Tribunal (Property Chamber), explained