How to challenge a rent increase under the Renters' Rights Act
Key points
- Your landlord must give you at least 2 months' written notice on Form 4A before any rent increase — an email or text is not enough.
- Your rent cannot go up in the first year of your tenancy, and can only rise once every 12 months after that.
- You can challenge an unfair increase at the First-tier Tribunal for £47, and the tribunal cannot set the rent any higher than your landlord proposed.
Your rent can now only go up once a year
Since 1 May 2026, the Renters' Rights Act 2025 changed the rules on rent increases for private renters in England. Your landlord must follow a strict new process — and if they do not, the increase will not be legally valid.
Here is what the rules say and how you can use them.
What your landlord must do
Your landlord can only raise your rent once in any 12-month period. They must give you at least 2 months' written notice before the new amount starts, using an official form called Form 4A.
A text message, email, or informal letter is not enough. The form must set out the proposed amount and the date it would take effect.
Your landlord also cannot increase your rent in the first year of your tenancy. And the new amount must not go above the open market rent for a similar home in your area.
Search for your next property on DSSmove →How to challenge a rent increase you think is too high
If you receive a valid Form 4A and you think the rise is unfair, you can take it to the First-tier Tribunal (Property Chamber). You do not need a lawyer or legal experience.
The application fee is £47. If you are on a low income — including if you receive Universal Credit or Housing Benefit — you may be able to get that fee reduced or waived. Search for EX160A on GOV.UK to find the help-with-fees form.
You must apply before the date on the Form 4A passes. If you miss the deadline, the new rent will take effect automatically.
The tribunal will decide what the fair market rent is for your home. Crucially, they cannot set the rent higher than your landlord proposed. There is no risk of making your rent worse by challenging.
Your landlord cannot evict you for applying to the tribunal. Using this right is fully protected under the law.
What to do if your landlord skips the process
An increase is not legally valid if your landlord did not use Form 4A or did not give you the full 2 months' notice. You do not have to pay the higher amount.
If your landlord pushes back or tries to pressure you, contact Citizens Advice or Shelter. Both offer free advice and can help you respond in writing and understand your options.
Frequently asked questions
What if my landlord does not use Form 4A?
If your landlord sends an email, text, or informal letter instead of the official Form 4A, the increase is not legally valid — contact Citizens Advice for help responding in writing.
Do these rent increase rules apply in Scotland, Wales, and Northern Ireland?
No. The Renters' Rights Act 2025 covers England only. Scotland, Wales, and Northern Ireland have their own separate rules on rent increases and tenant rights.
Official source: https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants