2026 Update: Renting Rules Have Changed In England
From 1 May 2026, the Renters’ Rights Act changed important parts of private renting in England, including section 21 no-fault evictions, tenancy structure and several landlord obligations. The exact answer can depend on dates. Check when the tenancy, notice or rent increase happened.
GOV.UK guidance on the Renters’ Rights Act explains the main private-renting changes. In England, most private rented tenancies are now intended to work as rolling assured periodic tenancies. Landlords generally need a valid possession ground rather than a new section 21 notice. Rent increases usually need the correct section 13 process. Wales, Scotland and Northern Ireland use different rules.
Issue | What to check |
|---|---|
Notice or possession | The date served, the ground relied on, and whether the landlord used the correct form. |
Rent increase | Whether the increase follows the correct process and whether comparable local rents support it. |
Tenancy type | Whether the agreement is now treated as periodic under the new rules. |
Evidence | Keep the tenancy agreement, notices, messages, rent history and photos of disrepair. |
Question | Answer |
|---|---|
Highest % landlord can increase | There is no set percentage; increases should generally be reasonable and reflect the market rate |
Can I refuse a rent increase? | You can challenge a rent increase at the First-tier Tribunal |
Is 5% a fair increase? | Depends on local market and property condition; Tribunal decides if fair |
With the Renters’ Rights Act 2025, the rules around rent increases have changed. Tenants now have more protection and clarity. If you’re a tenant or a landlord, it is important to understand the limits and process for raising rent. This matters as the cost of living and mortgage rates continue to change.
What is the Highest Percentage a Landlord Can Raise Rent?
The Renters’ Rights Act does not set a fixed maximum percentage for rent increases across the board. Instead, it introduces new safeguards:
Landlords can only increase rent once per year, and must give at least two months’ written notice using a statutory rent increase notice (under section 13 of the Housing Act 1988, as amended).
Any rent increase should generally be reasonable and reflect the market rate for similar properties in the area.
If a tenant believes the proposed increase is above the market rate, they have the right to challenge it at the First-tier Tribunal (Property Chamber).
The government encourages landlords to act responsibly and avoid excessive increases. However, if a landlord tries to raise the rent to an unreasonable level, tenants can generally dispute it.
Can I Refuse My Landlord’s Rent Increase?
Yes, you can challenge a rent increase if you think it’s unfair or above the local market rate. Here’s how:
If you receive a rent increase notice, you can apply to the First-tier Tribunal before the new rent takes effect.
The Tribunal will assess whether the proposed rent is in line with similar properties in your area.
If the Tribunal finds the increase is too high, it can set a lower, fair rent.
It’s important to act quickly—once the notice is served, you have a limited time to make your application. If you do nothing, the new rent will usually apply from the date stated in the notice.
Is 5% a Fair Rent Increase?
Whether a 5% rent increase is fair depends on the local market and the condition of the property. The Bill does not define a “fair” percentage, but the Tribunal will look at:
Comparable rents for similar properties in your area
The property’s condition and any improvements made
Local demand and supply
If rents in your area have risen by 5% and your property is in good condition, a 5% increase may be considered fair. However, if the local market is flat or the property has issues, the Tribunal may decide a lower increase is appropriate.
Conclusion
The Renters’ Rights Act gives tenants more power to challenge unfair rent increases and ensures landlords follow a clear, transparent process. If you’re facing a rent hike, check local market rates and don’t hesitate to challenge anything that feels excessive. For landlords, it’s wise to keep increases reasonable and well-documented to avoid disputes.
If you’re unsure about your rights or next steps, Caira is here to help you navigate the new rules with confidence.
Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or tax advice. Always consider seeking professional support for your specific situation.
If you need more detail, our Cohabitation Rights in the UK: Legal Protection for Unmarried Couples may help.
You might also find What Are the 7 Permitted Grounds to End a Tenancy Under the Renters’ Rights Act? useful.
For related issues, see What is the Break Clause in the Renters’ Rights Act?.
How Caira Can Help
Caira by Unwildered can help you turn messy evidence into a clearer plan. You can upload tenancy agreements, rent notices, landlord messages, Universal Credit journal screenshots, photos and inspection reports, including PDFs, letters, screenshots, photos, forms, emails or notes, then ask Caira to summarise the timeline. She can spot missing evidence, draft a calm letter, or prepare questions for a solicitor, adviser, tribunal, court, dealer, landlord or public body. Caira is not a replacement for a regulated adviser in urgent or high-risk cases. She can help you get organised before you act.
