Can I Increase the Rent in 2026?

You can still raise rent in 2026, but under the Renters' Rights Act you only get one clean shot every 12 months via Section 13, so you cannot afford to bodge the notice or be greedy on the number.

The biggest rent-increase mistake: serving a defective Section 13 or asking for way above market, which either invalidates the rise or drives the tenant straight to the Tribunal where a judge resets it for you.

"This guide provides general information about UK landlord tax obligations. It is not financial or legal advice. Tax treatment depends on your individual circumstances and may change. Consider consulting a qualified accountant or solicitor for advice specific to your situation."

1. The new rules in one page

Under the Renters' Rights Act and updated Section 13 process:

• Section 13 is now the only statutory route to increase rent on periodic tenancies.
• You can use it once every 12 months (from the last increase or tenancy start).
• You must:
• Use the prescribed Section 13 form (updated for Renters' Rights).
• Give at least 2 months' notice before the new rent date.
• Start the new rent on the first day of a rent period (for example the usual rent due date).
• You generally cannot increase rent in the first 12 months of a new tenancy.
• If you also have a valid contractual rent review clause, you normally do not use Section 13 at all; you follow the contract mechanism instead.

2. What happens if the tenant objects?

If the tenant thinks the increase is too high:

• They can apply to the First-tier Tribunal (FTT) before the date the new rent is due to start.
• The Tribunal will:
• Look at market rent for similar properties.
• Consider your evidence and theirs.
• Decide a new rent.

Crucially under the Renters' Rights Act:

• The FTT cannot set a rent higher than the figure you proposed in your Section 13 notice, even if market rent is more.
• The new rent only starts from the date of the Tribunal decision, not backdated to your original notice date.

So if you pitch low, you cannot be "rewarded" upwards at Tribunal. If you pitch silly-high, expect the tenant to challenge and the Tribunal to mark you down closer to real market.

3. How to decide a fair and defensible increase

Your increase must line up with local market rent, not headline inflation or your mortgage shock.

Do this before picking a number

Rightmove / Zoopla / local portals

• Pull 5-10 live or very recent lets within 0.5-1 mile, same property type, similar condition and spec.
• Note asking rents, then discount for yours if it is smaller or more tired.

Local agent conversations

• Ask two agents what they would realistically advertise yours at now and how long they expect it to take to let.
• Filter out "optimistic" figures; you want what will actually let in 2-4 weeks.

Factor in the property's condition and tenant history

• If the tenant has been solid and the property is not perfect, a slightly below-market uplift is easier to defend and more likely to be accepted without a fight.

What is "defensible" in percentage terms?

• In most ordinary markets, 5-10% with evidence is usually defensible.
• 10-15% can stick if:
• You are clearly below current market and
• You have hard comparables.
• Anything above that is Tribunal bait unless you are coming up from a very low historic rent with strong local evidence.

4. How to execute the increase without tripping yourself up

To actually implement a Section 13 increase in 2026

Check timing

• Has it been at least 12 months since the last increase or the tenancy started?
• Is the tenancy now periodic (or will be by the time the new rent kicks in)?

Pick the effective date

• Choose a date at least 2 calendar months ahead.
• Make sure it matches the rent day.

Fill in the prescribed Section 13 form

• Use the latest version (it changes around May 2026).
• Include: current rent, proposed new rent, effective date, property details, tenant details.

Serve correctly

• Serve by post and email, keeping proof (certificate of posting, screenshots).
• Note the date served so you can prove the 2-month notice window.

If they accept

• They just start paying the new rent from the date in the notice. No extra paperwork needed.

If they say they will challenge

• Stay calm. Provide your comparable evidence.
• Remember: Tribunal cannot set more than you asked for, only downwards or at your figure.

5. The biggest rent-increase mistake

The single biggest mistake landlords make in 2026 is using rent to fix their own mortgage problem instead of matching the local market.

That shows up as:

• 20-30% jumps with no evidence.
• Half-filled Section 13 forms with wrong dates or less than 2 months' notice.
• Notices served twice in 12 months, automatically invalid.
• Zero comparable evidence when the tenant inevitably goes to Tribunal.

The result is predictable:

• The notice is technically invalid so the rent never lawfully increases, or
• The tenant challenges, Tribunal sets a lower figure, you burn months and goodwill for an extra GBP 25 a month you could have negotiated calmly.

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