If you let a property, one of the most common questions is simple: how much can a landlord increase the rent, and how often? This guide covers the rules across England, Scotland and Wales, including the changes brought in by the Renters’ Rights Act 2025, which reshaped how rent increases work in England from 1 May 2026.
In short: there is no legal cap on how much a landlord can increase the rent, but it should reflect the local market rate and follow the correct legal process. A landlord can normally raise the rent once every 12 months. In England, from 1 May 2026, that has to be done with a Section 13 notice giving at least two months’ notice, and a tenant who thinks the new rent is above the market rate can challenge it at a tribunal.
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- How much can a landlord increase the rent?
- How often can a landlord increase the rent?
- What the Renters’ Rights Act changed in England
- How to increase the rent lawfully in England
- How much notice does a landlord have to give?
- Can a landlord increase rent during a fixed term?
- Can tenants refuse or challenge a rent increase?
- Rent increases in Scotland
- Rent increases in Wales
- Should you increase the rent?
How much can a landlord increase the rent?
There is no legal limit on the amount by which a private landlord can raise the rent in England, Scotland or Wales. In practice, the increase should be in line with what similar properties nearby are letting for, known as the market rate. A rent set far above local levels is more likely to be challenged, and more likely to push a good tenant into leaving.
If you are not sure what your property should let for, you can get a free instant rental valuation or book a call with one of our valuation advisors.
How often can a landlord increase the rent?
For a rolling periodic tenancy, a landlord can usually increase the rent once every 12 months. That is now the standard position across England, Scotland and Wales, and the rent cannot be raised more often without the tenant’s agreement.
What the Renters’ Rights Act changed in England
The Renters’ Rights Act 2025 made four important changes to rent increases in England from 1 May 2026:
- Section 13 is the only route. A landlord can only raise the rent by serving a Section 13 notice. Rent-review clauses in tenancy agreements no longer work, and any that existed became void on 1 May 2026.
- Once a year, at the market rate. Rent can be increased once every 12 months, up to the figure the property would achieve if it were newly advertised to let.
- Two months’ notice. The notice period has doubled from one month to two months.
- Fairer challenges. A tenant can challenge the increase at the First-tier Tribunal, and the tribunal can confirm or lower the proposed rent but cannot set it any higher. The new rent also cannot be backdated.
Because fixed terms are being phased out in England and most tenancies are now periodic, the Section 13 process applies throughout the tenancy rather than only after a fixed term ends.
How to increase the rent lawfully in England
- Check the timing. You can increase the rent once every 12 months, so confirm at least a year has passed since the tenancy began or since the last increase.
- Set a fair figure. Base the new rent on local market comparables. An instant valuation is a quick way to sense-check it.
- Serve the correct notice. Use a Section 13 notice (Form 4) in England, giving at least two months’ notice. Wales uses Form RHW12 and Scotland uses the prescribed rent-increase notice.
- Keep a record. Note the date you served the notice and keep a copy, in case the increase is queried later.
How much notice does a landlord have to give?
The notice period depends on where the property is:
- England: at least two months, using a Section 13 notice (Form 4).
- Wales: at least two months, using Form RHW12.
- Scotland: at least three months, using the prescribed rent-increase notice.
The notice must set out the new rent, the date it takes effect, and how the tenant can challenge it if they disagree.
Can a landlord increase rent during a fixed term?
In England, fixed-term assured tenancies are being replaced by rolling periodic tenancies, so the old question of raising rent “mid fixed term” is falling away. Increases are made through a Section 13 notice on the periodic tenancy, once a year, and the rent-review clauses that used to allow an increase during a fixed term no longer have effect.
Where a fixed term still applies, for example in Wales or under older arrangements, the rent generally cannot be increased during that term unless the agreement specifically allows it or the tenant agrees.
Can tenants refuse or challenge a rent increase?
A tenant cannot simply refuse to pay a lawful increase and carry on at the old rent, as that would put them in arrears and risk a Section 8 possession notice. What they can do is challenge an increase they believe is above the market rate.
In England, the tenant applies to the First-tier Tribunal (Property Chamber) before the new rent is due to take effect. The tribunal decides what the market rent should be, and under the Renters’ Rights Act it can confirm or reduce the landlord’s figure but cannot set it any higher. It is always worth trying to agree a sensible figure directly first, as a phased or slightly smaller increase can keep a reliable tenant in place.
Rent increases in Scotland
In Scotland, a landlord with a private residential tenancy (PRT) can increase the rent once every 12 months and must give at least three months’ written notice using the prescribed rent-increase notice. The temporary rent cap introduced during the cost-of-living crisis ended on 31 March 2024.
If a tenant thinks the increase is unfair, they can apply to Rent Service Scotland for a rent adjudication within 21 days of the notice. A rent officer sets the rent based on the open-market rate, and either side can appeal to the First-tier Tribunal for Scotland. The Housing (Scotland) Act 2025 also introduces Rent Control Areas, where future increases can be capped, so it is worth checking the position for your area.
Rent increases in Wales
Under the Renting Homes (Wales) Act 2016, which came into force on 1 December 2022, landlords let on standard occupation contracts. Rent can be increased once every 12 months, with at least two months’ written notice, using the prescribed Form RHW12. Using the correct form matters, as an increase served the wrong way will not be valid.
Should you increase the rent?
Just because you can raise the rent does not always mean you should. If you have a reliable tenant who pays on time and looks after the property, a large increase can backfire. If they move out, you face advertising costs, void periods and tenant-finding fees that can wipe out the extra income.
At the same time, higher mortgage rates, insurance and maintenance costs mean many landlords do need to move the rent closer to the market rate to keep letting sustainably. The key is to base any increase on real local data rather than guesswork. A free rental valuation will show what your property could achieve, and if your tenancy is near its 12-month point it is also a good moment to check your safety certificates, such as the Gas Safety Record (CP12) and the five-yearly EICR, and arrange a mid-term inspection. A managed service can take care of all of this for you.
Frequently Asked Questions
How much can a landlord increase rent in the UK?
There is no legal cap on the amount, but the increase should reflect the local market rate. A landlord can normally raise the rent once every 12 months, and in England, from 1 May 2026, this must be done with a Section 13 notice giving at least two months’ notice. A tenant can challenge an above-market increase at a tribunal.
How often can a landlord increase the rent?
Usually once every 12 months for a rolling periodic tenancy. This is the standard position across England, Scotland and Wales, and the rent cannot be raised more often than that without the tenant’s agreement.
How much notice must a landlord give for a rent increase?
In England the notice is at least two months, using a Section 13 notice (Form 4). Wales also requires two months, using Form RHW12. Scotland requires at least three months.
Can a landlord increase rent during a fixed term?
In England, fixed terms are being replaced by periodic tenancies, so increases are made through a Section 13 notice once a year, and rent-review clauses no longer apply from 1 May 2026. Where a fixed term still applies, the rent normally cannot be increased during it unless the agreement allows it or the tenant agrees.
Can I challenge a rent increase?
Yes. You cannot simply withhold rent, but you can challenge an above-market increase. In England you apply to the First-tier Tribunal before the new rent takes effect, and the tribunal can confirm or lower the rent but cannot set it higher than the landlord proposed. In Scotland you apply to Rent Service Scotland.
