How Often Can a Landlord Increase Rent UK?
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Landlords can only increase rent once every 12 months using Section 13. Under the Renters' Rights Act, this becomes the only legal method—no rent review clauses, no negotiated increases outside this framework.
The law limits how frequently you can raise rent. Understanding these rules prevents disputes and invalid notices.
How often can I increase rent?
Using Section 13, you can increase rent no more than once in any 12-month period. This is a hard limit—you cannot serve another Section 13 notice until 12 months after the previous increase took effect.
The limit applies regardless of circumstances. Even if your costs spike dramatically, you can only adjust rent annually.
Fixed term vs periodic tenancies
The rules differ significantly depending on whether your tenant is in a fixed term or has moved to a periodic (rolling) tenancy.
During a fixed term
- You cannot use Section 13 to increase rent
- Rent can only increase if there's a rent review clause in the tenancy agreement
- Without a rent review clause, the rent stays fixed until the term ends
- When the fixed term ends, you can negotiate a new rent or issue a Section 13 notice once they're on a periodic tenancy
During a periodic tenancy
- Section 13 is your main tool for formal rent increases
- Maximum once every 12 months
- Alternatively, you can simply agree a new rent with the tenant in writing
- If you have a rent review clause, you can follow that process instead
Timing the transition
Many landlords time rent increases to coincide with tenancy renewals. When a fixed term ends, you have the opportunity to:
- Offer a new fixed term at a higher rent (tenant must agree)
- Let it go periodic and serve a Section 13 notice
- Negotiate informally and document the agreed new rent
What changes under Renters' Rights Act?
The RRA makes Section 13 the only legal method to increase rent. Currently, landlords can also use rent review clauses or negotiate increases with tenant agreement. Post-RRA, those options disappear.
- Now: Section 13, rent review clauses, or negotiated agreement
- After RRA: Section 13 only, once per year
The RRA also enhances tribunal oversight. Tenants can challenge increases, and tribunals may reduce (but not increase) the proposed rent if it exceeds market rate.
Can I increase by more than inflation?
Yes. There's no cap on the increase amount. You can propose any rent level you consider appropriate—but the tenant can challenge it at tribunal if they believe it exceeds market rent.
In practice, large increases invite challenges. Tribunals compare your proposed rent to similar local properties. If your figure seems excessive, they'll reduce it.
What if I haven't increased for years?
You can make up lost ground in a single increase. There's nothing stopping you proposing a significant rise to catch up with the market. However, expect pushback from tenants if the jump is substantial.
A tenant who's been paying below-market rent for years might challenge the increase. Present evidence of comparable rents to justify your figure.
When is the best time to increase rent?
Strategic timing can reduce tenant friction and improve your chances of a smooth increase.
Market timing
- High demand periods: Summer and early autumn see more rental demand. Tenants know finding alternatives is harder.
- Low demand periods: Winter increases might prompt tenants to look elsewhere in spring when more properties are available.
- Local market conditions: Check current comparable rents before setting your figure.
Tenancy timing
- After fixed term ends: A natural transition point where expectations are already shifting.
- Anniversary of last increase: Creates a predictable annual pattern tenants can plan for.
- Avoid December: Holiday period increases often feel poorly timed and create goodwill issues.
Relationship considerations
- Good tenant retention: A below-market increase for a reliable long-term tenant may be better than turnover costs.
- Communication first: Discussing the increase before serving notice can reduce challenges.
- Multiple properties: Stagger increases across your portfolio to spread the admin burden.
Frequently asked questions
How often can a landlord increase rent UK?
Once every 12 months using Section 13 for periodic tenancies. During a fixed term, rent can only increase if there's a rent review clause in the agreement. There's no limit on the amount of increase, but tenants can challenge excessive increases at tribunal.
Does the 12 months run from tenancy start?
No. It runs from the effective date of the last rent increase (via Section 13), or from when the rent was first payable if there hasn't been an increase. You can't increase rent in the first 12 months of a new periodic tenancy created from a fixed term if the fixed term rent applied during that period.
Can I increase more often if I improve the property?
No. Even significant improvements don't allow more frequent increases. You can factor improvements into your annual increase, but you're still limited to once per 12 months.
What if tenant agreed to more frequent increases?
Currently, a rent review clause might allow this. After the RRA, such clauses are invalid. Section 13 is the only route, with its 12-month limit.
Can I increase rent every 6 months?
No, not using Section 13. The legal minimum is 12 months between increases. A rent review clause might technically allow 6-month reviews, but this will be prohibited under the Renters' Rights Act.
Is there a maximum rent increase percentage UK?
No. There's no rent cap or maximum percentage increase in England. However, tenants can challenge any increase at tribunal, which will determine if the rent is above market rate. Excessive increases are more likely to be challenged and reduced.
Can I increase rent during a fixed term tenancy?
Only if your tenancy agreement includes a rent review clause that specifically allows it. Without such a clause, the rent is fixed for the entire term. You'll need to wait until the tenancy becomes periodic or negotiate a new fixed term at a higher rent.
What notice period is required for a rent increase?
For monthly periodic tenancies, at least one month's notice. For weekly tenancies, still one month (not one week). For annual tenancies, six months' notice. The new rent can only start on the first day of a rental period.
Can my tenant refuse a rent increase?
Tenants can challenge a Section 13 increase at a First-tier Tribunal, which will determine a fair market rent. They cannot simply refuse to pay without going through this process. If they don't challenge and don't pay the new rent, it becomes a rent arrears situation.
Managing this yourself?
LandlordOS helps UK landlords stay compliant and organised:
- Automatic compliance reminders for Gas Safety, EICR, EPC
- Document storage with AI-powered certificate reading
- Tenancy tracking and rent management
LandlordOS tip
Keep rent roughly aligned with the market through regular annual increases. Big catch-up increases after years of no change are harder for tenants to absorb and more likely to be challenged. Small regular rises cause less friction.