Challenging a rent increase: your rights as a tenant

Landlords can increase rent, but they must follow the correct procedure and cannot raise it to an arbitrary amount. Below, we walk through how private landlords can legally increase 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 simply write to you saying the rent is going up from next month and expect you to be bound by it. The Section 13 process gives you the right to refer 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?

When a Section 13 notice is served, the proposed rent must not exceed the market rent for the property, that is, what a landlord could reasonably obtain if the property were being let on the open market. The Tribunal assesses rent on this basis if a referral is made.

How to challenge the rent increase

If you receive a Section 13 notice and believe the proposed rent is above the market rate, or you simply cannot afford the increase:

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 take effect. Once the new rent date passes and you have not referred it, the new rent is deemed 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 will assess what the market rent for the property is. Both you and your landlord can present evidence, comparable rents in the area, the condition of the property, any disrepair. If the Tribunal sets a lower rent than proposed, that lower amount applies.

Step 4, You continue paying rent during the process: while the challenge is under way, you should continue paying your current rent. Do not stop paying entirely. If the Tribunal sets a higher rent than you are currently paying, you may be required to pay the difference, but usually only from the date the new rent was supposed to start.

What evidence helps a challenge?

• Comparable rents in your area for similar properties (from property websites and letting agents)
• The condition of the property, if there is disrepair, the market rent should reflect that
• Any improvements or repairs made by you (at your cost), these should not inflate the rent
• Relevant local housing costs data

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

If your landlord demands a higher rent without serving a valid Section 13 notice, you are not obliged to pay it. The increase has no legal effect until a valid notice is served. Write to the landlord pointing this out.

When should I contact Support for Tenants?

If your landlord is increasing rent and you believe they are doing so in retaliation for raising repairs or disrepair concerns, call us on 0800 030 4669. Retaliatory rent increases may be relevant to a disrepair claim.

No upfront cost. You only pay if you win, and the fee comes out of the compensation. 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