How to Challenge an Illegal Rent Increase in the UK
Landlords cannot simply decide to increase your rent whenever they want. UK law sets strict rules on how and when rent can be increased — and an improperly served rent increase can be legally rejected. Here is what you need to know.
When can a landlord increase rent?
For assured shorthold tenancies (the most common type in England and Wales):
• During a fixed-term tenancy: Rent cannot be increased unless the tenancy agreement specifically allows it, or you agree in writing • For periodic (rolling) tenancies: Landlord must use the Section 13 procedure — a formal notice served on a prescribed form • Frequency: Rent can only be increased once every 12 months • Notice: Minimum 1 month's notice for a monthly tenancy, minimum 6 months notice if proposed
Note: The Renters (Reform) Bill continues to progress through Parliament and may change these rules. Check for updates.
The Section 13 procedure
To legally increase rent, your landlord must serve a Section 13 notice (Form 4). This must: • Be on the correct prescribed form • Propose the new rent amount • State the date from which the new rent applies • Give at least one month's notice (for monthly tenancies) • Not be more frequent than once every 52 weeks
If your landlord simply sends you a letter, WhatsApp, or email saying 'rent is going up' — this is not a valid Section 13 notice and does not legally bind you to pay the increase.
How to challenge the increase at the First-tier Tribunal
If you receive a valid Section 13 notice but believe the proposed rent is above market rate, you can apply to the First-tier Tribunal (Property Chamber) to have the rent assessed. The tribunal will set a market rent — which could be lower than what your landlord proposed, or even lower than your current rent in some cases.
The application fee is around £100-£200. You must apply before the proposed increase date.
Note: Many tenants do not know this right exists. Landlords often rely on tenants simply accepting increases without question.
What to write to your landlord
If the notice is invalid (wrong form, wrong notice period, more frequent than once a year), write to your landlord:
• State that the notice does not meet the requirements of Section 13 of the Housing Act 1988 • State that you will continue paying your current rent until a valid notice is properly served • If they insist, state you will refer the matter to the First-tier Tribunal
If the notice is valid but you consider the increase excessive: • Respond acknowledging the notice • State that you intend to apply to the First-tier Tribunal for an independent assessment • Do this before the proposed increase date
Generate a letter challenging the rent increase
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