How much can my rent go up?

Is there a maximum percentage my rent can increase?

There is no universal limit such as 5% or 10% for the private tenancies covered here. Instead, the proposed rent can be challenged if it is above the open-market rent: broadly, what the property could reasonably rent for on the market.

A large percentage increase is not automatically unlawful. Equally, a small increase does not make an incorrectly served notice valid. The amount and the procedure both matter. Read the government’s explanation of the market-rent approach.

How much notice should I receive?

Your landlord must normally give you at least two calendar months’ notice, using Form 4A. The increase must start at the beginning of a tenancy period, which may differ from the day you make your bank transfer.

For example, suppose your monthly tenancy periods start on the first and a valid notice is served on 15 June. An increase starting on 1 August would not allow two months. 1 September could be the earliest permitted date, provided the first-year restriction and other timing requirements are also satisfied.

The date a notice is served matters, so the date printed on a letter alone may not settle the calculation. Read Shelter’s explanation of notice requirements.

What if my tenancy agreement says something different?

Most existing assured shorthold tenancies became rolling assured periodic tenancies on 1 May 2026. For those tenancies, an old fixed end date no longer applies. You do not need to sign a replacement agreement simply because the law changed. Read the government overview.

For an ongoing tenancy covered by the reforms, the landlord must use the section 13 process even if you have discussed and agreed an increase. An automatic rent-review clause does not replace that process. Read the government guidance for landlords.

Voluntarily ending a tenancy and entering a genuinely new one is a different situation. Check the implications before signing a replacement agreement at a different rent. Read Shelter’s guidance on new agreements.

What if my increase was arranged before 1 May 2026?

Older notices need separate consideration. A valid Form 4 notice served before 1 May 2026 can still take effect afterwards under the transitional rules. However, the government says an increase arranged through a rent-review clause before that date, but due to take effect afterwards, does not apply under the standard transition.

The method and date of an earlier increase can also affect when another increase is allowed. Check the government’s transitional guidance.

Is a 10% rent increase too much?

A 10% increase can make a substantial difference to your budget, but the percentage alone cannot tell you whether the proposed rent is above market level. Compare similar nearby properties, considering their size, condition, location and features. Advertised rents can provide useful context; evidence of actual agreed lettings is stronger.

A neighbourhood average is a starting point, not a definitive valuation of your home. See HMCTS guidance on rental evidence.

Can I challenge my rent increase?

If you believe the proposed rent is above the open-market rent, you can apply to the First-tier Tribunal.

You must apply before the proposed new rent starts, even if you are still gathering evidence. Discussing the increase with your landlord does not extend the application deadline.

Current HMCTS guidance lists a £47 application fee, with exemptions and help with fees available. The tribunal’s decision explains the rent and when it takes effect. Check how to apply and the current fees.

Using a calculator, requesting a report or contacting your landlord does not itself submit a tribunal application or change your payment obligations.

Frequently asked questions