How often can a landlord increase rent in 2026? (England)

Last checked 21 October 2026 against GOV.UK, legislation.gov.uk, Shelter and Citizens Advice. England only. Not legal advice.

Short answer: once a year. Since 1 May 2026, a private landlord in England can only increase an assured tenant's rent using a section 13 notice, no more than once every 52 weeks, and not in the first 52 weeks of the tenancy.

The 52-week rule

• After a previous increase: the new rent can't take effect until 52 weeks after the last increase took effect. In some cases it's 53 weeks, so increase dates don't creep earlier each year.
• New tenancies: the first increase can't take effect until 52 weeks after the tenancy began.
• Increases before 1 May 2026 count. Example from GOV.UK: if your rent went up on 1 February 2026, the next increase can't take effect until 1 February 2027. This includes increases under a rent review clause.

Rent review clauses no longer work

Many tenancy agreements used to say the rent would rise by a set amount or by inflation each year. From 1 May 2026 these clauses have no effect for increasing rent. GOV.UK says that if an increase under a rent review clause was agreed before 1 May 2026 but takes effect after that date, the increase will not apply.

Is there a limit on how much rent can go up?

No fixed cap. But you can ask the First-tier Tribunal to decide the open-market rent, and for notices served from 1 May 2026 it cannot set a higher rent than your landlord proposed. See how to challenge at tribunal.

Can my landlord make me sign a new agreement at a higher rent?

Citizens Advice says landlords can't use terms in your tenancy agreement or make you sign a new agreement to increase your rent - they must use a section 13 notice. You can always agree a lower rent with your landlord.

Frequently asked questions