How to Raise the Rent Without Breaking the New Rules
- Media GWPH
- 5 hours ago
- 4 min read
Overview of the Renters' Rights Act
The Renters' Rights Act came into force on 1 May 2025. It brought in some of the biggest changes to the private rented sector in years. Fixed-term tenancies no longer exist for new lets. All private tenancies in England are now periodic assured tenancies which means the old ways landlords used to put the rent up have changed.
Raising the rent has always needed a clear chat with your tenant. Under the new rules, it also needs the right paperwork sent correctly and at the right time.
The Old Ways No Longer Work
If you used to raise the rent by dropping your tenant a quick note, adding a clause to a new fixed-term agreement, or just agreeing it over the phone those options are gone. Fixed-term tenancies no longer exist as a way to push the rent up.
The only legal route now is a Section 13 notice.
Related reading: What the Renters' Rights Act means for landlords — GOV.UK
What Is a Section 13 Notice?
A Section 13 notice is a formal written document that tells your tenant you plan to raise the rent, by how much, and from what date. The government sets out the form you must use — a letter or email written in your own words will not be enough on its own.
Three rules to keep in mind:
Notice period. You must give your tenant at least two months' written notice before the rise kicks in.
Frequency. You can only put the rent up once every 12 months.
Format. Use the official Form 4 from the government. If you serve it wrong, the whole process falls apart.
Key Milestones in the New Rules Timeline
Knowing when these rules came in and what is still to come helps you plan rent rises with confidence.
Initial Proposal and Drafting. The Renters' Rights Act started with wide talks across tenant groups, landlords, and those who set policy, with the aim of finding a fair balance for everyone involved.
Legislative Approval. The act went through a thorough review in Parliament before it received Royal Assent, making it law.
Implementation Phase Start. The act came into force in May 2025, as set out by the House of Commons Library marking the start of a new chapter for the private rented sector in England.
Public Awareness Campaign. In the run-up to the launch date, a wide campaign was put in place to help tenants and landlords get to grips with their new rights and duties, including guides, workshops, and outreach work.
Monitoring and Evaluation. Since coming into force, the act has been kept under review looking at how it is playing out for tenants, housing supply, and landlords across England.
What Happens If Your Tenant Disagrees?
Your tenant has the right to take the proposed rent rise to the First-tier Tribunal (Property Chamber) before the new rent kicks in. The Tribunal will look at what the open market rent for the property should be — not what you would like it to be, and not what it was a few years back.
If the Tribunal thinks your figure is fair, the rise stands. If they bring it down, that lower figure becomes the new rent. In rare cases, they can set a figure higher than what you put forward — though this does not happen often.
One key point: the Tribunal can only set the rent from the date on your original notice. So even if the process takes a few months, you will not lose the money owed from that date if the rise is approved.
External link: First-tier Tribunal — Property Chamber, GOV.UK
A Practical Example
A landlord in Thornton Heath served a Section 13 notice in June 2026, asking for a £150 per month rise on a two-bedroom flat. The tenant took it to the Tribunal. Proof showed that other two-bedroom flats nearby were renting for within £75 of what the landlord had asked for. The Tribunal agreed with most of the rise. Because the notice had been served correctly, the new rent was backdated to the original date so the landlord did not lose out, even with the wait.
Getting the process right from the start is what makes the difference.
Honest Advice From Experience
Keep it fair. Landlords who ask for a rise that is in line with the local market and can back it up run into far fewer problems. Before you serve a Section 13 notice, get an up-to-date look at what similar homes in your area are letting for. That way, if your tenant does push back, you have got solid ground to stand on.
If you manage more than one property, keep track of when each tenancy last had a rent review. Sending a notice too soon, or on the wrong form, slows things down and can cause bad feeling with your tenant.
How We Can Help
If you are a landlord in Croydon, Bromley, Sutton, or the surrounding South London areas and want to understand where your current rent sits relative to the market, we are happy to carry out a no-obligation rental assessment.
Conclusion
The Renters' Rights Act has changed how rent rises work, but it has not made them out of reach. Landlords who use the Section 13 process, ask for a fair market figure, and serve the right form at the right time will find the system works for them.
The key is getting it right first time.
Subscribe to our YouTube channel to learn more: Gateway Property TV
Sources:
Renters' Rights Act 2025 — legislation.gov.uk
First-tier Tribunal guidance — GOV.UK
Renters' Rights Act implementation timeline — House of Commons Library, May 2026
Comments