Guide · Rent
How much can a landlord put the rent up in England, and how often?
For an assured tenancy in England, the rent goes up through a Section 13 notice on Form 4A. Since 1 May 2026 that means at least two months' notice, no more than one increase a year, and a tenant who can ask a tribunal to look at the new rent before it starts.
How often you can put the rent up
Once a year. A new rent cannot start sooner than 52 weeks after the first rent period of the tenancy began, or 52 weeks after the last increase made by a notice or a tribunal decision took effect.
Where the rent has already gone up by a notice or a tribunal decision, the law sometimes allows 53 weeks rather than 52, so the yearly date does not drift away from the anniversary of the first increase. If your increase dates have moved over the years, read section 13(3A) and (3B) of the Housing Act 1988.
How much notice you give
At least two months. The new rent starts at the beginning of a rent period, at least two months after the tenant receives the notice. Use Form 4A, from GOV.UK's assured tenancy forms page.
How much the rent can go up
There is no fixed limit on the amount in England. What matters is the market rent: if your tenant thinks the new rent is above the market rent for the home, they can ask the First-tier Tribunal to decide it before the new rent starts. A proposal in line with similar homes nearby is the one most likely to stand.
A worked example
A tenancy began on 1 June 2025 with rent due on the 1st of each month, and the rent has not gone up since. The landlord serves a Section 13 notice that the tenant receives on 28 October 2026.
- 52 weeks after the tenancy began is 31 May 2026, which has already passed.
- Two months after the tenant receives the notice is 28 December 2026.
- The new rent starts at the beginning of the next rent period after that: 1 January 2027.
Enter your tenancy dates and the day you serve the notice to see the earliest date a new rent can start.
Questions landlords ask
How often can a landlord increase the rent in England?
Once a year. A new rent cannot start sooner than 52 weeks after the first rent period began, or 52 weeks after the last increase made by a notice or a tribunal decision took effect.
How much notice do I need to give for a rent increase?
At least two months. The new rent starts at the beginning of a rent period at least two months after the tenant receives the notice.
Which form do I use to increase the rent?
Form 4A, from GOV.UK's assured tenancy forms page.
Is there a limit on how much I can increase the rent?
There is no fixed limit in England, but a tenant who thinks the new rent is above the market rent can ask the First-tier Tribunal to decide it before the new rent starts.
Can a tenant challenge a rent increase?
Yes. They can ask the First-tier Tribunal to decide the rent before the new rent starts.
Sources, read on 22 October 2026: Housing Act 1988, section 13 as amended by the Renters' Rights Act 2025, on legislation.gov.uk; the Assured Tenancies (Private Rented Sector) (Prescribed Forms and Transitional Provisions) (England) Regulations 2026 (Form 4A); GOV.UK assured tenancy forms. England only. Page published 28 October 2026.
Want the paperwork done properly? The RentRight Kit toolkits give you editable Word documents for England, in the order you use them: checklists, the tenancy agreement, letters and a filing log.