Renters’ Rights Act 2025: How often can landlords increase rent?.

It’s official.

After a long back and forth between Parliament and the Lords, the Renters’ Rights Bill  finally received Royal Ascent and passed into law on October 27th, 2025.

And now we also know when the first stages of the newly titled Renters’ Rights Act 2025 will come into effect – May 1^st, 2026.

Designed to provide England’s 11 million renters more protection and security, and setting out a higher standard for rental accommodation, these new rental rules for landlords promise to be the biggest change to the Private Rental Sector in decades.

In this series of blogs, we’re answering the key questions Buy to Let landlords are asking, starting with:

How often can landlords increase rent?

Under the current rules (before May 1^st, 2026), most private tenancies in England are assured shorthold tenancies (ASTs). These usually start with a fixed term, where the rent is agreed for the duration. If the agreement includes a rent review clause, increases can happen as stated in the contract.

Once the fixed term ends and the tenancy becomes periodic, landlords can use a Section 13 notice to raise rent, but typically only once every 12 months.

From May 1st, 2026, the Renters’ Rights Act simplifies and strengthens this process. Here’s what changes:

• Landlords can still only increase rent once per year (52 weeks), but…


• ASTs and contractual rent review clauses will be abolished so landlords can no longer insert automatic annual hikes into tenancy agreements.


• All rent increases must follow the statutory Section 13 process, with at least two months’ written notice.


• Rental bidding and large upfront payments are banned, making advertised rents meaningful and transparent.

By removing loopholes and giving tenants a real say, the Renters’ Rights Act prevents sudden, unaffordable hikes and makes rent-setting more predictable.

For landlords, it creates a single, clear process that reduces disputes and confusion.

How much can a landlord increase rent?

From May 1st, 2026, landlords can still propose rent increases, but there’s an important safeguard. Under the Renters’ Rights Act, any increase cannot exceed the property’s current open-market rent.

For example, if your property is currently rented out for £950 per month and other comparable properties are on the market at £1,000 per month, you can increase your rent to match it. But raising rent to £1,050 would be too high and could be challenged.

In other words, the figure should reflect what the property would reasonably achieve if it were newly advertised for let.

• Landlords can propose an amount, but tenants have the right to challenge it if they believe it’s unfair.


• If challenged, the First-Tier Tribunal will set the rent at the lower of the landlord’s proposed figure or the market rate (based on comparable rental prices within the area).


• The Tribunal cannot raise the rent above what the landlord requested, so there’s no risk of an increase beyond your proposal.

What could landlords do now to get ready?

If you’re a landlord, now is the time to review your tenancy agreements and rent-setting practices. Here’s a quick checklist:

• Audit your contracts: Identify any fixed-term AST contracts and rent review clauses as they’ll be invalid from May 2026.


• Plan for Section 13: Familiarise yourself with the statutory process, notice periods, and forms.


• Budget for compliance: Factor in the two-month notice requirement and the possibility of tribunal challenges.


• Communicate early: Let tenants know about upcoming changes to their contract and rent to avoid confusion and maintain trust.


• Stay informed: The Act introduces other measures, such as limiting the amount of advance rent that you can ask for and setting timescales for resolving issues such damp or mould, so make sure you know the changes and that your processes align.

Taking these steps could help you avoid disputes later and ensure a smooth transition when the new rules come into force.

However, this list isn’t exhaustive and shouldn’t be taken as legal advice. You may wish to speak to a legal professional before making any decisions.

Need support navigating these changes?

At Together, we understand that clarity and confidence matter when regulations shift. Our team is here to help landlords adapt smoothly to the Renters’ Rights Act, whether that’s understanding compliance or planning for the future of your portfolio.

If you’re considering expanding or refinancing, our Buy to Let mortgage products offer flexible solutions designed for today’s market. From complex cases to straightforward purchases, we work with landlords to make property investment simple and stress-free.