Rent Increases in England in 2026

What Tenants Need to Know in 2026 If you rent privately in England, one of the biggest questions in 2026 is simple: can your landlord increase your rent, and how much notice must they give? From 1 May 2026, the rules become clearer. Under the Renters’ Rights Act, landlords must use the formal section 13 process, they can usually increase rent only once a year, and they must give at least 2 months’ written notice. That matters because rent increases are one of the most searched tenant issues right now. Shelter’s 2026 guidance highlights rent rises as a major concern for private renters, especially where tenants want to know whether they can challenge an increase and whether a landlord can use rent pressure to force them out. Can a landlord increase the rent in 2026? Yes, but only by following the legal process. From 1 May 2026, landlords in the private rented sector in England must use the section 13 Housing Act 1988 route to raise rent. The government’s guidance says rent review clauses cannot be used for new rent increases after that date, even if the tenancy agreement previously referred to them. This is a major change because it gives tenants a clearer route to challenge an increase. The government says the reform is designed to stop “backdoor evictions” through unfair rent hikes and to make sure tenants always have a right of appeal. How often can rent go up? In most cases, only once per year. Shelter’s tenant guidance and the official 2026 information sheet both state that after 1 May 2026, landlords can only increase rent once a year within a tenancy. That is the key practical point for tenants. If your rent has already been increased using the proper route, your landlord cannot simply keep putting it up every few months because the market has moved. How much notice must a landlord give? The landlord must give at least 2 months’ written notice of the proposed increase. Shelter confirms the current section 13 notice period is one month, but from 1 May 2026 it becomes two months. The 2026 government information sheet says the same. So, if a tenant receives a rent increase message by text, email, or letter, the important question is not just what it says, but whether it follows the correct legal notice process. Can tenants challenge a rent increase? Yes. This is one of the most important protections in the new rules. Government guidance says the new system is meant to ensure tenants have a right of appeal, and Shelter states tenants will be able to challenge unfair increases without the threat of a section 21 no-fault eviction hanging over them after the reforms begin. In plain terms, a landlord can propose a higher rent, but that does not automatically mean the increase is beyond challenge. The rent still needs to be justified within the legal framework. What about tenancy agreements with rent review clauses? This is where many tenants get confused. Before the new rules, some tenancy agreements relied on rent review clauses. From 1 May 2026, Shelter says those clauses will no longer be used to increase rent in the way they were before, and the landlord must instead use the formal statutory process. That means tenants should not assume that a clause in an old agreement still gives the landlord free rein. The law changes the process. What tenants should do if they receive a rent increase notice Tenants should take a practical approach: Check the date of the notice.Make sure it gives the full 2 months’ notice required after 1 May 2026. Check whether the rent has already been increased in the last 12 months.If it has, that may be a problem under the new once-a-year rule. Check whether the landlord has used the correct legal process.Government guidance says landlords must use the section 13 route rather than informal wording or rent review clauses. Keep everything in writing.If there is a dispute later, written records matter. Why this matters in London For tenants in London, rent pressure is not theoretical. It affects affordability, moving decisions, and household budgets immediately. A clear understanding of the new rent increase rules helps tenants avoid panic and focus on the real question: is this increase lawful, correctly served, and fair? The 2026 reforms do not freeze rents, but they do make the process more structured and easier to challenge. Final thoughts The blunt reality is this: landlords in England will still be able to raise rent in 2026, but they will not be able to do it as casually as before. From 1 May 2026, rent increases in the private rented sector must usually be limited to once a year, served with at least 2 months’ notice, and handled through the formal legal route. Tenants also have stronger protection if they believe the increase is unfair. If you are renting in London and need support understanding tenancy changes, Primeland Property can help. Visit our office at 124 Whitechapel Road, London, E1 1JE, or call 0207 377 5445 for guidance on lettings, tenancy matters, and the 2026 rental market. For official guidance, tenants can also read the latest information on GOV.UK and Shelter. All Articles