How to negotiate a rent increase with your landlord (with a letter)

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

If your landlord has served a section 13 notice (Form 4A) and the new rent feels too high, talking to them is often the quickest fix. Shelter says to talk to your landlord first, and that you don't need to go to a tribunal if you can agree the rent.

Check the notice first

Before you negotiate, make sure the notice is valid: Form 4A, at least two months' notice, once a year, not in the first year of your tenancy, and starting on the first day of a rent period. If it isn't valid, your rent can't go up on the basis of that notice. See is my Section 13 notice valid?

What to propose

Section 13 of the Housing Act 1988 lets you and your landlord agree a rent after a notice - either a new rent lower than the one proposed, or that the rent should stay the same. Ideas that help:

• A smaller increase. Name a figure you can afford and explain why.
• Local rents. Shelter says the rent should be around the same as similar homes in your area. Show adverts or rents for similar nearby homes - see how to find comparable rents.
• The condition of your home. Mention repairs that are needed.
• Your record as a tenant. Paying on time and looking after the home matters to most landlords, and you can say you'd like to stay.
• Benefits. Shelter suggests telling your landlord if your benefits won't cover the increase.

Get any agreement in writing

Shelter says to get anything you agree in writing. An email is fine. It should say the new monthly (or weekly) rent and the date it starts. Keep copies of the notice, your messages and the agreement.

Remember that rent can only go up through a section 13 notice. If your landlord asks you to agree a higher rent with no notice at all, see rent increase without a Section 13 notice.

A short sample letter

Subject: Your notice proposing a new rent for [property address]

Thank you for your notice dated [date], proposing to increase the rent from £[current rent] to £[proposed rent] from [start date].

I would like to keep renting the property. Similar homes nearby are advertised for around £[amount] a month, and [the boiler / damp in the bedroom] still needs repair. I would like to propose a rent of £[your figure] from [start date].

Please let me know by [date] whether you agree. If we agree a new rent, please confirm it in writing.

[Your name]

The checker's verdict and your tribunal deadline are free. The £9.99 Dispute Kit gives you the full findings for your notice and a letter to your landlord filled in with your dates. It is self-help information, not legal advice.

When to stop negotiating and apply

Watch the date. To challenge the rent at the First-tier Tribunal, your application must reach it before the new rent start date on the notice. If talks are still going on close to that date, you can apply anyway: GOV.UK says you can later withdraw your application, with the tribunal's consent, before the rent is set. The fee is £47 for notices dated on or after 1 May 2026, and help with fees may be available.

For notices served from 1 May 2026, the tribunal can't set a rent higher than your landlord proposed. Shelter also says you cannot be evicted for challenging a rent increase. See how to apply to the tribunal yourself, step by step.

Frequently asked questions