Rent increases: once a year, two months' notice, and how to challenge one

The only way rent can go up

Since the Renters' Rights Act, a landlord in England can raise the rent only by a section 13 notice:

• on the prescribed form (Form 4), not a letter, text or email on its own;
• at least two months between the notice and the new rent starting;
• no more than once in any 12 months, and not in the first 12 months of the tenancy;
• starting on a rent day (the day your rent is normally due).

A clause in your agreement that says the rent goes up by a set amount each year no longer works. Nor does "sign a new agreement at the higher rent or leave": the tenancy is periodic and continues.

If the notice is not valid

You are not bound by it. Keep paying the current rent, tell the landlord in writing why the notice does not follow section 13, and keep both. If the landlord insists, get free advice.

If the notice is valid but the rent is too high

You can apply to the First-tier Tribunal (Property Chamber) before the new rent's start date. It is free. The tribunal looks at what similar homes let for and sets the rent at that level: lower, the same, or (rarely) higher. The new rent cannot take effect before the tribunal decides, and the tribunal cannot backdate it.

Paying the new rent once does not mean you have accepted it, but do apply before the start date.

What MyLandlordPA does

The rent increase checker in your tenant portal reads the dates on your notice and tells you whether the two months, the twelve months and the rent-day rule are met, and the last day to apply to the tribunal. It is information, not advice, and MyLandlordPA does not fill in the tribunal form for you.