Can I Increase Rent During a Fixed Term Tenancy?
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You can only increase rent during a fixed term if there's a rent review clause in the tenancy agreement, or if the tenant agrees in writing. Without either, you must wait until the fixed term ends and the tenancy becomes periodic.
Fixed terms lock in the rent amount. Here's how to handle rent increases when you have a fixed-term AST.
Can I increase rent in fixed term?
Not unilaterally. The rent in a fixed-term tenancy is contractually agreed for that term. You need a mechanism in the contract (rent review clause) or fresh agreement from the tenant to change it.
Section 13 doesn't apply to fixed terms—it only works for periodic tenancies.
What is a rent review clause?
A rent review clause is a provision in the tenancy agreement that allows rent to be increased at specified times during the fixed term. It should state when increases can happen and how the new rent is determined.
Example clause: "The rent may be reviewed annually on the anniversary of the tenancy start date. Any increase will not exceed the increase in the Consumer Price Index."
If your agreement has such a clause, you can use it. If not, you can't add one retrospectively without tenant consent.
What if there's no clause?
Without a rent review clause, your only options are: negotiate with the tenant and get written agreement, or wait until the fixed term ends and the tenancy becomes periodic.
Once periodic, you can use Section 13 to increase rent with proper notice. Many landlords simply wait for this point rather than trying to negotiate mid-term.
Can I negotiate with the tenant?
Yes. You can always ask. If the tenant agrees to a rent increase in writing, that's a valid variation to the tenancy agreement. But they have no obligation to agree, and you can't force the issue.
If you're offering something in return (eg, property improvements), tenants may be more receptive. But if they say no, that's the end of it until the fixed term expires.
What about after the Renters' Rights Act?
The Renters' Rights Act abolishes fixed terms for new tenancies. All ASTs become periodic from day one. This means Section 13 will be the standard route for all rent increases, once per year.
No more rent review clauses, no more negotiated increases—just Section 13 with tribunal oversight if the tenant challenges.
Frequently asked questions
My fixed term ends soon—can I increase then?
When the fixed term ends and the tenancy becomes periodic, you can serve a Section 13 notice. You don't need the tenant to sign a new agreement. The periodic tenancy continues automatically.
Can I include a rent review clause in new tenancies?
Currently yes, but post-RRA this becomes redundant. Fixed terms are abolished, all tenancies are periodic, and Section 13 is the only increase method—once per 12 months.
Managing this yourself?
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LandlordOS tip
If you want flexibility on rent, use short fixed terms (6 months, 12 months) so you reach periodic sooner. Or include a clear rent review clause from the start. Don't assume you can increase mid-term without a mechanism.