Rent Increase Calculator UK
Since 1 May 2026 the only legal way to raise rent in England is a Section 13 notice, Form 4A, once a year with two months notice. This tool works out the earliest date your new rent can start, the date you must serve notice by, and the increase amount, so the notice is valid first time.
Enter the current monthly rent.
Rent cannot rise in the first 12 months of a tenancy, or within 52 weeks of the last increase.
The date the current rent took effect.
It must not exceed the open market rent for a similar local property. There is no fixed percentage cap.
How this works: under the Renters Rights Act, in force from 1 May 2026, a landlord in England can raise rent only through the Section 13 statutory process using Form 4A. The new rent cannot take effect until at least 52 weeks after the last increase, or 12 months after the tenancy began for a first increase, and the tenant must be given at least 2 months written notice. The increase cannot be more than the open market rent, and a tenant can ask the First-tier Tribunal to review it, which can confirm or lower the figure but never raise it. This is a free guide from Rentalize, not legal advice. Confirm against the current GOV.UK guidance and Form 4A before serving notice.
How rent increases changed on 1 May 2026
The Renters Rights Act ended fixed-term assured shorthold tenancies and rewrote how rent goes up. Rent review clauses in tenancy agreements stopped having effect.
Section 13 is the only route
Rent can be raised only by serving Form 4A under Section 13 of the Housing Act 1988. Any rent review or rent escalation clause in the tenancy agreement became void on 1 May 2026, so a landlord cannot rely on the contract to push rent up.
Two months notice, once a year
The notice period doubled from one month to two. Rent can rise only once in any 52 week period, and never in the first 12 months of a tenancy. Get the dates wrong and the notice is invalid, which is the most common Section 13 mistake.
Market rent is the ceiling
There is no fixed percentage cap in England, unlike Ireland. The increase simply cannot exceed the open market rent for a similar property locally. A tenant who thinks it does can challenge it free at the First-tier Tribunal, which can only keep or lower the proposed rent.
UK rent increase FAQ
How much can a landlord increase rent in the UK in 2026?
In England there is no fixed percentage cap. The increase cannot be more than the open market rent for a similar local property, and it can happen only once every 52 weeks through a Section 13 Form 4A notice with two months notice. If a tenant believes the new rent is above market level, they can ask the First-tier Tribunal to decide, and the tribunal can only confirm or reduce the figure.
How much notice must a landlord give for a rent increase?
At least two months before the new rent takes effect, in writing on Form 4A. This doubled from one month under the Renters Rights Act on 1 May 2026. The new rent date must also be at least 52 weeks after the last increase.
Can a landlord increase rent in the first year of a tenancy?
No. Rent cannot be increased during the first 12 months of a tenancy. After that, it can rise once in any 52 week period, again only through the Section 13 process.
What is Form 4A?
Form 4A is the prescribed statutory notice a landlord must use to propose a rent increase under Section 13 of the Housing Act 1988 since 1 May 2026. It states the new rent and the date it takes effect, which must be at least two months ahead and at least 52 weeks after the last increase.
Can a tenant challenge a rent increase?
Yes, free of charge, by applying to the First-tier Tribunal (Property Chamber) in the two month notice period before the increase date. Since the Renters Rights Act, the tribunal can only confirm the proposed rent or set it lower, never higher, and the new rent cannot start before the tribunal decides.
Do rent review clauses still work?
No. Any rent review or escalation clause in an assured tenancy agreement stopped having effect on 1 May 2026. Section 13 with Form 4A is now the only lawful way to raise the rent.
Is this calculator official?
No. It is a free tool from Rentalize that applies the published Renters Rights Act rules. GOV.UK is the official source. Confirm your dates and use the current Form 4A before serving notice.
Serve compliant rent increases automatically
Rentalize tracks every tenancy date, warns you when a Section 13 increase is due, and generates a valid Form 4A with the correct notice period for landlords and letting agents.
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