Increasing rent under the Renters’ Rights Act: a guide

Since 1 May 2026, landlords in England have had to follow a revised statutory process when increasing rent. For most assured periodic tenancies, this means using Form 4A, giving at least two months’ notice and limiting increases to once a year after the first year of the tenancy. Landlords using a managed service should receive guidance from their letting agent on conducting rent reviews in line with current legislation but self-managing landlords may been to handle the process themselves.

This guide explains how to time a rent increase, set a reasonable market rent, serve the correct notice and prepare for a possible tenant challenge.

Check that the timing is right

Before deciding how much to increase the rent by, landlords should first establish whether an increase can legally take effect.

Begin by checking the date the tenancy started. You should then confirm when the rent was last increased and, importantly, the date on which that increase took effect. This is the date that matters when calculating when another increase may begin.

For example, if the previous rent increase took effect on 1 February 2026, a further increase cannot take effect before 1 February 2027. It does not matter when the previous notice was prepared or delivered. The important date is when the new rent became payable.

Government guidance states that rent cannot be increased during the first year of the tenancy. Once that first year has passed, increases can normally take effect no more than once every 12 months.

Decide what the property is really worth

Following the correct procedure is essential, but the proposed rent must also be realistic. It should reflect the property’s open market rental value.

Open market rent is broadly the amount the property could reasonably achieve if it were offered to let at that time.

Several factors can influence rental value, including the property’s location, size, condition and energy efficiency. Parking, outside space, furnishings, local transport links and whether any services are included may also make a difference.

Gather reliable market evidence

Before approaching the tenant, it is sensible to gather a small selection of comparable properties. These should be in the same area and reasonably similar in size, condition and features.

Recent evidence will generally be more useful than older listings. Landlords should also note any important differences between the comparable properties and their own. A newly refurbished house with off-street parking, for example, may not provide a fair comparison with a smaller property in poorer condition.

Where possible, evidence of rents that have actually been agreed can be particularly useful. Advertised rents show what landlords hope to achieve, but they do not always represent what tenants are prepared to pay.

Keep dated copies of the evidence and write a brief explanation of how the proposed rent was calculated. This will make the decision easier to justify if it is questioned later.

Speak to the tenant first

Government guidance recommends discussing a proposed rent increase with the tenant before serving the formal notice.

This conversation allows the landlord to explain why the rent is being reviewed and how the proposed figure was reached. It may also identify factual mistakes or affordability concerns before the formal process begins.

A reasonable discussion can help preserve a positive landlord–tenant relationship. In some circumstances, a landlord may decide that a smaller increase is commercially preferable to losing a reliable tenant and facing the cost of a vacant property.

However, the discussion should not be confused with the legal process. Even if the tenant agrees to the increase, the landlord must still complete and serve Form 4A correctly.

Any agreement or important points raised during the conversation should be confirmed in writing so there is a clear record.

Complete Form 4A carefully

Landlords should download the current version of Form 4A from GOV.UK rather than relying on an old saved copy.

The form asks for details including the existing rent, the proposed rent, the rental period and the date on which the increase is intended to take effect. These details should be checked carefully before the form is served.

The proposed start date must comply with the rules on timing and notice. The tenant must receive the completed form at least two months before the new rent is due to begin.

Serve the notice correctly

Form 4A may be given to the tenant in person or sent by post. It may also be sent by email where the tenancy agreement allows  documents to be served electronically.

Whichever method is used, landlords should retain evidence showing what was sent and when. This could include a copy of the completed form, a certificate of posting, an email delivery record or a signed acknowledgement from the tenant.

What happens if the tenant challenges the increase?

A tenant who believes the proposed rent is higher than the open market rent can ask the First-tier Tribunal to determine an appropriate rent.

This is one reason why landlords should gather their market evidence before serving Form 4A. The evidence should be organised clearly enough for someone unfamiliar with the property to understand why the proposed figure is reasonable.

The date of the last increase will still need to be considered when calculating when the next increase may take effect. Landlords dealing with a transitional case should check the current government guidance carefully and obtain professional advice if the position is unclear.

Keep a complete rent-review record

A good rent-review file should show that the tenancy was eligible for an increase, that the proposed rent was supported by market evidence and that the correct notice was served in the correct way.

Before completing the process, confirm the tenancy start date and the effective date of the previous increase. Gather and date suitable comparable evidence, discuss the proposal with the tenant and record the main points of that conversation.

The file should also contain the completed Form 4A, evidence showing when and how it was served, and any correspondence received from the tenant.

Managing rent reviews and keeping up with changing legislation can be time-consuming and stressful. JNP’s managed services means you can leave the day-to-day responsibilities to our experienced team, giving you greater peace of mind. Contact your local branch today to speak to one of our lettings experts. 

This article provides general information only and does not constitute legal advice. Requirements may vary according to the tenancy and the circumstances of the property. Landlords should check the latest government guidance and obtain professional advice where necessary before taking action.