Rent can only rise once in any twelve months
For assured periodic tenancies in England, a landlord cannot increase the rent more than once in a twelve-month period. That limit applies to the tenancy, not the property, so a change of tenant resets the clock.
The twelve-month window starts from the date the last increase took effect, or from the start of the tenancy if there has not been one. Serving two notices within a year will usually make the second notice invalid.
Use a Section 13 notice
The standard way to increase rent in a periodic tenancy is to serve a Section 13 notice using the prescribed form. The notice must set out the proposed new rent and the date it will take effect.
The minimum notice period depends on how often rent is paid. For monthly rent, the tenant must receive at least one month's notice. If the tenancy is weekly, the notice period is usually one week, and for quarterly or annual payments it is longer.
- Use the correct prescribed form for a Section 13 notice.
- Give at least one month's notice for monthly rent.
- Propose a rent that reflects the local market rate.
- Keep evidence of how and when the notice was served.
The tenant can refer the increase to a tribunal
If the tenant thinks the proposed rent is above market level, they can apply to the First-tier Tribunal before the new rent takes effect. The tribunal will decide what rent the landlord could reasonably expect if the property were let on a new periodic tenancy.
The landlord should prepare comparable evidence in advance: listings of similar properties nearby, recent tenancy agreements, and evidence of any improvements made to the property. A tribunal decision can result in the proposed rent being reduced, upheld, or sometimes raised if it finds the market rate is actually higher.
Common mistakes that invalidate an increase
The most frequent errors are informal notices, short notice periods, and missing the twelve-month window. A text message or email saying the rent is going up is not a valid Section 13 notice, even if the tenant pays the higher amount.
If the tenancy agreement already contains a rent-review clause, that clause may provide a different mechanism. Landlords should follow whichever route the agreement specifies. Where Signlet tenancies use the statutory route, the Section 13 notice is the correct document.
- Do not rely on a verbal agreement or informal message.
- Do not serve two increases within twelve months.
- Do not backdate a notice or shorten the notice period.
- Check whether the tenancy agreement has its own rent-review clause.
Keep a record of service
A rent increase dispute often turns on whether the notice was served correctly and on time. Keep a copy of the notice, proof of postage or delivery, and the date it was sent. If you serve electronically through a portal, make sure the method is agreed in the tenancy agreement and that a timestamped delivery record is kept.
How Signlet helps with rent increases
Signlet's tenancy agreement includes an electronic service clause, so Section 13 notices and other statutory documents can be served through the portal and recorded against the tenancy. Both landlord and tenant share the same timestamped record, reducing disputes over whether and when a notice was delivered.
The same record also holds the tenancy agreement, payment history, deposit protection details and private communications. When a rent increase is challenged, everything needed for a tribunal or negotiation is already in one place.
Keep reading
General information about renting in England and Wales. Signlet is not a law firm — check your own circumstances before relying on any of it.