How often can my landlord put the rent up?

For people with assured periodic tenancies.

Applies to: England Last checked against official sources: 30 September 2026

On an assured periodic tenancy, your landlord can only raise the rent once a year, and not in the first year. They must give at least 2 months' notice using form 4A.

If you think the new rent is above the open market rate, the First-tier Tribunal may help.
Rent review clauses agreed before 1 May 2026 that take effect after it don't apply.

Different in Scotland, Wales or Northern Ireland

Rules may be different in:

Scotland: Check mygov.scot for Scotland
Wales: Check gov.wales for Wales
Northern Ireland: Check nidirect for Northern Ireland

Key facts

Once a year
Not in the first year
2 months' notice

Who these rules cover

The once a year rule and the form 4A process apply if you have an assured periodic tenancy in England. Since 1 May 2026, all assured tenancies, including assured shorthold tenancies, became rolling (periodic) tenancies. So most private tenants in England are now covered.

You are usually covered if:

the home is your main home
your landlord does not live there
you have your own room, even if you share a kitchen or bathroom

Who is not covered

These rules do not apply if:

your landlord shares your home with you (for example, you are a lodger)
your landlord is the local council
you live in purpose-built student housing covered by a national code of practice
your rent is more than £100,000 a year
your rent is under £250 a year (under £1,000 in London)
it is a holiday let or a business tenancy

Housing association tenants on low-cost social rent tenancies keep their own rent increase process.

The conditions a landlord must meet

Rule	What it means
Once a year	No more than one increase every 12 months
Not in year one	No increase in the first year of the tenancy
2 months' notice	At least 2 months before the new rent starts
Correct form	The section 13 process, using form 4A
How it is given	In person, by post, or by email if your agreement allows it

Rent review clauses in tenancy agreements are no longer allowed. Every increase must now go through the section 13 process.

Special cases

Notices given before 1 May 2026 on the old form 4 still stand. The notice period and the new rent apply, even if the increase starts after that date. You can still appeal to the tribunal.
Rent review clauses: if your landlord gave notice under a rent review clause before 1 May 2026, but the increase was due to start after that date, the increase does not apply.
Any increase, by notice or by clause, cannot start sooner than one year after the last one.

How to check and challenge an increase

Check the notice is on form 4A and gives you at least 2 months.
Check it has been at least a year since the last increase, and that you are past your first year.
If you think the new rent is more than the open market rent, apply to the First-tier Tribunal (Property Chamber). Open market rent means what a landlord could expect if they let the home on the open market now.

The tribunal can delay the start of the increase by up to 2 more months if paying it now would cause you hardship. The new rent then applies from the date of the tribunal's decision, not backdated, so you do not build up a debt while you wait.

If you live in Scotland, Wales or Northern Ireland

Scotland: private residential tenancies can have one increase in 12 months, with at least 3 months' written notice on the official form. You have 21 days to apply to Rent Service Scotland if you disagree.
Wales and Northern Ireland: different rules apply. Check the official guidance for your nation.

Related guides

Where this comes from

Get it done

This takes you to the official service, which is free to use.

Challenge a rent increase

Common questions

Is there a limit on how much my landlord can put the rent up?

There is no cap, so landlords can raise rent in line with market prices. If you think the new rent is above the open market rate, you can challenge it at the First-tier Tribunal.

How much notice does my landlord have to give for a rent increase?

Your landlord must give you at least 2 months' notice using form 4A.

When do I have to challenge a rent increase?

You must apply to the First-tier Tribunal before the date the new rent is due to start.

Can the tribunal put my rent up by more than my landlord asked for?

No, the tribunal cannot set a rent higher than the amount your landlord proposed.

Official sources

1.Rent increaseswww.gov.uk/assured-periodic-tenancies-tenants/rent-increases
2.Guide to the Renters' Rights Actwww.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

Checked against GOV.UK on 30 September 2026

Ask about your situation

Please don't include your name, address, National Insurance number or health details. See our privacy notice.