Renters' Rights Act 2025
How often can a landlord increase the rent in England?
Once in a 12 month period, and not at all during the first year. GOV.UK puts it plainly: you will not be able to increase the rent in the first year of the tenancy. Under the Renters' Rights Act 2025, the rent on a periodic assured tenancy can be increased once in a 12 month period, through the statutory process. A rent review clause in an old agreement no longer sets the rise on these tenancies.
How does the increase have to be done?
By serving form 4A, the landlord's notice proposing a new rent, at least two months before the increase is meant to start. The increase cannot be backdated. Where nobody challenges it, the new rent starts on the date set out in the notice. Where the tenant refers it to the Tribunal and the decision comes after that date, GOV.UK says the new rent will usually start from the next payment date after the decision, so the notice date is not always the day it bites.
If you think a proposed rent is above the market rate, the increase can be referred to the First-tier Tribunal. GOV.UK puts the deadline plainly: you must apply before the start date of the new rent given in the notice. Because the process is prescribed, the form and the timing both matter. This is the process for a notice given on or after 1 May 2026. Regulation 8 of S.I. 2026/421 keeps the old sections 13(4) and 14 of the Housing Act 1988 running for a notice served before that date, so an earlier notice is not void; it is simply on the previous track. What else the Act changed on 1 May 2026 is in our guide to the Renters’ Rights Act 2025.
Which tenancies sit outside this?
Some arrangements are not covered, including certain social tenancies, licences to occupy and some resident landlord lettings, so check the current GOV.UK guidance for your tenancy type. The once a year rule sits alongside the wider move to periodic tenancies that came in on 1 May 2026, which our guide to periodic tenancies explains.
Common questions
How often can a landlord increase the rent in England?
Under the Renters' Rights Act 2025, the rent on a periodic assured tenancy can be increased once in a 12 month period. For these tenancies, a rent review clause in an old agreement no longer sets automatic rises, and a single statutory route replaces it. Some arrangements sit outside these rules, such as certain social tenancies, licences to occupy and some resident landlord lettings.
Can a rent increase be backdated?
No, it cannot be backdated. Where nobody challenges it the new rent starts on the date in the notice, and where the tenant refers it to the Tribunal and the decision comes later, GOV.UK says the new rent will usually start from the next payment date after that decision. The landlord has to serve the correct notice in the prescribed form and give the required notice period before the new rent starts, so the current GOV.UK guidance on the form and the notice period is worth checking before either side relies on a figure.
Sources
The primary sources behind this guide. Where the law and a summary disagree, the law is what counts.