Rent review clauses after the Renters' Rights Act: what tenants need to know

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

A rent review clause is a term in a tenancy agreement that says the rent will go up - for example "by 3% every year", "in line with inflation" or "on each anniversary of the tenancy". Many private tenancy agreements in England have one. From 1 May 2026, these clauses can no longer be used to put your rent up.

The clause no longer works - even if you signed it

The GOV.UK Renters' Rights Act information sheet says rent review clauses cannot be used for new rent increases after 1 May 2026, and that a clause in your current agreement will not apply after that date. Landlords must use the section 13 process instead: written notice on Form 4A, at least two months before the increase, and no more than once a year.

The law itself says the same thing. Section 13(4A) of the Housing Act 1988 says any term of an assured tenancy is of no effect if it says the rent must or may go up other than through a section 13 notice, a tribunal decision or an agreement that follows one of those. The information sheet adds that these rules apply automatically, and your landlord can't put anything in a tenancy agreement to change or disapply them.

Increases agreed before 1 May 2026 that start later

GOV.UK says that if an increase under a rent review clause was agreed before 1 May 2026 but takes effect after 1 May 2026, the increase will not apply. Your landlord would need to serve a Form 4A instead.

Fixed-term and rolling tenancies

The information sheet says that from 1 May 2026 assured tenancies can no longer have a fixed term or a set end date. Existing tenancies automatically became rolling (periodic) tenancies - usually monthly, or shorter if your agreement says so. If your agreement still mentions a fixed term, that end date no longer applies, and neither does a rent review clause tied to it.

Citizens Advice also says a landlord 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.

When a past clause increase still counts

A rent review increase that took effect before 1 May 2026 still counts for the once-a-year rule. GOV.UK's example: if your rent went up on 1 February 2026, the next increase can't take effect until 1 February 2027. So if your clause raised the rent shortly before 1 May 2026, a new Form 4A can't start the next increase until about a year later.

If you have now been given a Form 4A, our free checker gives you a verdict and your tribunal deadline. 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.

What to say to your agent

If your agent or landlord tells you the rent is going up "as per the tenancy agreement", you can reply:

Thank you for your message about the rent review on [date]. From 1 May 2026 rent review clauses no longer apply, and rent can only be increased with a section 13 notice on Form 4A. I will keep paying my current rent of £[amount]. If you want to propose a new rent, please send me a Form 4A.

Keep paying your current rent in full and on time while this is sorted out. See also what to do if you get a rent increase without a Section 13 notice.

When the old rules may still apply

• Notices given before 1 May 2026: if your landlord used Form 4 before 1 May 2026, GOV.UK says that notice still applies even if the new rent starts after that date.
• Eviction notices before 1 May 2026: if you got a section 8 or section 21 notice before 1 May 2026, the information sheet says the changes may not apply to your tenancy yet. Get advice.
• Other tenancy types: council, housing association, lodger and pre-1989 tenancies follow different rules.

Frequently asked questions