With rents continuing to put pressure on household budgets, receiving a letter from your landlord proposing a rent increase can be worrying. For many tenants, even an extra £100 or £200 a month can make a significant difference.
But can your landlord increase the rent whenever they want? Do you have to accept the new amount? And what happens if you simply cannot afford it?
The good news is that tenants in England now have stronger protections under the Renters' Rights Act 2025, with major changes coming into force on 1 May 2026.
At DSS Select, we believe tenants should understand their rights and landlords should be able to manage their properties fairly. Here's what you need to know about rent increases in 2026.
Can My Landlord Increase My Rent in 2026?
Yes. Landlords can still increase rent, but they must follow the correct legal process.
Under the new rules, for most private assured tenancies:
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Rent can only be increased once every 12 months.
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Landlords must give at least two months' notice.
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The correct Section 13 notice, using Form 4A, must be served.
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The proposed rent can be challenged if it exceeds the open market rent.
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Rent cannot normally be increased during the first 12 months of a new tenancy.
These changes are intended to give tenants more certainty while allowing landlords to adjust rents in line with the market.
How Much Can My Landlord Increase the Rent By?
There is no fixed percentage limit on rent increases in England.
For example, your landlord might propose increasing your monthly rent from £1,200 to £1,350.
That represents an increase of £150 per month, or £1,800 per year.
Whether the increase is reasonable depends largely on the market rent for similar properties in your area.
If comparable properties are renting for £1,300, an increase to £1,350 may be worth questioning.
However, if similar properties are achieving £1,400, the proposed increase may be consistent with local market conditions.
The important point is that landlords cannot simply demand an excessive rent without tenants having the opportunity to challenge it.
Does My Landlord Have to Give Me Written Notice?
Yes.
From 1 May 2026, landlords must generally use the statutory Section 13 procedure to increase rent for private assured tenancies.
This involves serving the tenant with the prescribed Form 4A, giving at least two months' notice of the proposed increase.
A landlord cannot normally rely on a casual text message, telephone call or an old rent review clause to impose a new increase.
For example, if your landlord wants to increase your rent from January 2027, they must serve the correct notice sufficiently in advance.
If you receive a notice and are unsure whether it is valid, seek advice before agreeing to anything.
Can I Refuse a Rent Increase?
You can challenge a proposed increase if you believe it is above the market rent.
However, simply refusing to pay the new amount does not automatically stop a valid rent increase.
The first step should usually be to speak to your landlord or letting agent.
Explain your concerns and, if possible, provide examples of similar properties advertised at lower rents.
Many landlords value reliable, long-term tenants and may be willing to negotiate rather than risk losing a good tenant.
If an agreement cannot be reached, you may be able to refer the proposed increase to the First-tier Tribunal.
What Is the First-tier Tribunal?
The First-tier Tribunal is an independent body that can assess whether a proposed rent increase is above the open market rent.
You do not necessarily need a solicitor to make an application.
The Tribunal considers evidence such as:
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The property's location and size.
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Its overall condition.
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Facilities and amenities.
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Rental values of comparable properties.
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Other relevant factors affecting market rent.
If you wish to challenge a Section 13 increase, you must apply before the proposed new rent takes effect.
Under the new rules, the Tribunal cannot set a rent higher than the amount proposed by the landlord.
The new rent generally takes effect from the Tribunal's determination rather than being backdated to the original proposed date. In cases of undue hardship, the Tribunal may delay the increase taking effect by up to a further two months.
What If I Receive Universal Credit or Housing Benefit?
Receiving benefits does not remove your rights as a tenant.
The same rent increase rules generally apply whether you are employed, self-employed, receiving Universal Credit or Housing Benefit.
However, there is an important financial consideration.
An increase in your rent does not automatically mean your Universal Credit housing element or Housing Benefit will increase by the same amount.
Your entitlement may be limited by Local Housing Allowance rates, household circumstances and other benefit rules.
For example, if your rent increases from £1,100 to £1,250 but your housing support remains unchanged, you may need to find the additional £150 yourself.
If you're struggling, contact your local council to ask about housing support, including any discretionary assistance available.
Can My Landlord Evict Me If I Challenge the Rent Increase?
One of the biggest changes introduced on 1 May 2026 was the abolition of Section 21 no-fault evictions for most private assured tenancies.
Previously, tenants sometimes worried that questioning a rent increase could result in a Section 21 notice.
Under the new system, landlords must rely on a valid legal ground if they wish to regain possession.
This gives tenants greater security when raising legitimate concerns.
However, it is important to understand that landlords can still seek possession on certain grounds, including serious rent arrears.
That is why tenants should continue paying the legally due rent and seek advice promptly if a dispute arises.
What Should I Do If I Cannot Afford the Increase?
If your landlord proposes a rent increase that would put you under financial pressure, don't ignore the notice.
Start by checking whether the correct procedure has been followed and whether the proposed rent reflects local market values.
You could then discuss your circumstances with your landlord and propose a more manageable increase.
For example, if your landlord wants an additional £150 per month, you could explain that you can realistically afford an extra £75.
There is no guarantee the landlord will agree, but an open conversation can sometimes prevent a dispute.
You can also contact Citizens Advice, Shelter or your local council for guidance.
What If My Landlord Increased the Rent Before May 2026?
There are transitional rules for increases arranged before the new legislation took effect.
For example, a valid Section 13 notice served before 1 May 2026 may still operate under the previous rules, even if the new rent takes effect after that date.
If your landlord increased the rent earlier in 2026, they generally cannot impose another increase until at least 12 months have passed.
Because transitional arrangements can be complicated, tenants should check the dates and documents carefully.
Fair Rent Increases Benefit Everyone
Most landlords face rising costs, including maintenance, insurance, mortgage payments and property improvements.
It is reasonable for landlords to review rents periodically.
Equally, tenants need stability and reassurance that increases will be handled fairly and lawfully.
The Renters' Rights Act 2025 aims to provide a clearer process that protects tenants against excessive increases while recognising landlords' right to receive a market rent.
Good communication between landlords and tenants remains one of the best ways to avoid unnecessary disputes.
How DSS Select Can Help
At DSS Select, we believe everyone deserves a fair opportunity to find suitable and affordable rental accommodation.
Whether you're working, receiving Universal Credit, Housing Benefit or other financial support, understanding your rights is an important part of maintaining a successful tenancy.
Our platform aims to connect tenants with landlords and letting agents while promoting fair housing, transparency and responsible renting.
Looking for a property to rent?
Visit www.dssselect.co.uk and register your tenant profile to take the next step towards finding your new home.
DSS Select – Connecting Tenants and Landlords, Creating Housing Opportunities.
