From 1 May 2026, the Renters’ Rights Act 2025 will introduce a revised framework for increasing rent during a tenancy. Contractual rent review clauses will no longer be enforceable, meaning landlords will need to rely on the statutory procedure set out in Section 13 of the Housing Act 1988 when proposing a rent increase.
For landlords, this marks a shift from informal annual adjustments to a clearly defined legal process. The key to avoiding delay or dispute will be understanding how the Section 13 procedure works and applying it correctly from the outset.
To understand what this means in practice, it is helpful to look at how the new framework will operate.
Related: Possession Grounds Made Clear: Learn How Landlords Can End Tenancies after May 2026
What changes from 1 May 2026
Under the revised system, rent increases during a periodic tenancy will need to follow the Section 13 process. This creates a consistent structure across the private rented sector and removes the option of relying on contractual clauses to increase rent during a tenancy.
While landlords will still be able to review rent where appropriate, increases will need to be:
- Properly notified
- Timed correctly
- Supported by market evidence
Getting the process wrong may require the notice to be served again.
How the Section 13 process works
A Section 13 notice is the formal method used to propose a rent increase during a periodic tenancy. It sets out the new rent and the date it is intended to take effect.
To be valid, landlords must:
- Use the correct prescribed form
- Provide the required minimum notice period
- Ensure that rent is generally increased no more than once in 12 months
- Specify a clear and lawful effective date
If these requirements are not met, the notice may be invalid, and the increase may not take effect.
The importance of getting the timing right
Once the mechanics are understood, timing becomes critical.
A rent increase cannot simply be applied at the landlord’s discretion. It must align with statutory notice requirements and fall outside the 12-month window of any previous increase.
Misjudging dates or serving notice incorrectly can result in delay and, in some cases, tenant challenge.
A clear record of tenancy start dates, previous increases and notice periods will therefore be essential.
Setting a figure that reflects the market
Beyond timing and documentation, the proposed amount must also be justifiable.
Under the Renters’ Rights Act 2025 framework, the proposed rent must reflect local market conditions at the time of review.
Tenants retain the right to challenge an increase if they believe it exceeds market value. If referred for review, comparable properties and prevailing rental levels will be considered.
Landlords should therefore ensure that any proposed increase is supported by evidence. Local listings, recent agreed rents and demand levels can all provide context.
An increase that is properly supported by evidence is less likely to be disputed.
Avoiding common errors
Even when landlords understand the principles, administrative mistakes can undermine the process. Common issues include:
- Incorrectly completed forms
- Miscalculated notice periods
- Overlooking the 12-month rule
- Choosing an invalid effective date
- Failing to retain proof of service
Taking time to check each element before serving notice reduces the risk of delay.
The role of local councils
The Renters’ Rights Act 2025 will also strengthen the role of local councils in overseeing compliance. Where landlords attempt to rely on prohibited clauses or fail to follow the statutory procedure, local councils will have powers to investigate and take action.
Clear documentation and procedural accuracy will therefore be increasingly important.
Related: Renters’ Rights Act: Key changes for self-managing landlords after 27 December 2025
Getting it right first time
Section 13 is not intended to prevent rent increases. It is designed to ensure they are implemented fairly and transparently.
From 1 May 2026, landlords who approach rent reviews methodically will be best placed to avoid unnecessary complications. That means:
- Reviewing tenancy timelines in advance
- Preparing market evidence before proposing an increase
- Checking notice periods carefully
- Ensuring documentation is complete and correctly served
Parkers Properties works with landlords to prepare and serve Section 13 notices correctly, helping to ensure rent increases are valid, properly evidenced and aligned with the new legal framework.
If you are considering a rent review, your local Parkers Properties branch can guide you through the process and help ensure it is handled correctly from the start.
