From May 1st 2026, the first major Renters' Rights Act changes will take effect.
The act is the biggest change the private rented sector has seen in decades. With this in mind, we recently asked landlords how they’re feeling about the upcoming deadline, if it’s a concern, and if so, what area in particular is worrying them.
Over the next few months, we’ll be answering your most common questions, kicking off with the changes coming to rental increases.
As a reminder - the Renter’s Right Act applies to England only and does not apply to resident landlords
Renters’ Rights Act: Rent increases
The Renters’ Rights Act introduces a stricter, more transparent process for adjusting rents. Landlords will only be able to increase rent once per year, in line with market rates.
Here are the answers to the most common questions we’re hearing from landlords as we approach the deadline.
Can I still increase the rent?
Yes - but only once in any 12-month period, and only by using the Section 13 process (using the new Form 4A).
You will no longer be able to:
- Rely on fixed-term rent review clauses
- Increase rent informally
- Reset the rent by ending and re-granting a tenancy
Do new rules apply to existing tenancies or only new ones?
From 1 May 2026, the law applies to all private tenancies in England. All existing fixed term Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies. The new rules apply regardless of when the original contract was signed.
What process do I have to follow to increase rent?
You must:
- Serve a Section 13 notice (Form 4A)
- Provide two months' notice
- Ensure the timing is legal - the new rent cannot start less than 12 months after the previous increase.
What happens if the tenant challenges the increase?
If a tenant believes the increase is above market rates, they can refer it to the First-tier Tribunal. If this happens:
- Unlike the old system, the new rent only starts from the next payment date after the Tribunal's decision. This means landlords cannot claim "back-rent" for the months the case was being heard.
- The Tribunal will determine the "market rent." Importantly, they cannot set the rent higher than what you originally proposed.
- In rare cases, the Tribunal can delay the start of the new rent by an additional two months if it causes "undue hardship" to the tenant.
Can I put the rent up more if my costs have risen?
No. While your costs may have gone up, they are not a legal justification for an above-market rent increase.
Can I use a high rent increase to encourage a tenant to leave?
The Act specifically aims to prevent “backdoor evictions” where rent increases are used to force tenants out.
What if the tenant simply refuses to pay the higher rent?
If the increase was properly served or not challenged in time, the new rent becomes the legal rent.
What happens if I get things wrong?
Enforcement is much stronger under the Renters' Rights Act. Local authorities now have the power to issue:
- Civil penalties (£7,000 for initial breaches and up to £40,000 for serious or repeat offences)
- Rent Repayment Orders (tenants can reclaim up to 24 months’ rent in serious cases)
Keeping good documentation and compliance is essential.
What should landlords do now?
- Check your dates: Check when you last increased rent. Ensure your next planned increase falls outside the 12-month window.
- Research your local market: Keep in the loop on average rents for comparable properties in your area.
- Review your paperwork: Ensure you are ready to use Form 4A and that your notice periods are updated to two months.
- Speak to your agent: If you use a letting agent, confirm they are fully briefed on the 2026 changes - you are still legally responsible even if they make the mistake.
For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.
Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.