What the Renters’ Rights Act 2025 changed
Before the RRA 2025, landlords could use rent review clauses in tenancy agreements to increase rent at almost any time. That’s now significantly restricted. The law now sets a clear, single process for rent increases — and gives you a real mechanism to challenge them.
The key change: landlords can only increase rent once every 12 months, and they must give you at least 2 months’ written notice using a prescribed form (Form 4). Any rent increase clause in your tenancy agreement that doesn’t follow this process is now unenforceable.
How your landlord must raise your rent (the legal process)
For a rent increase to be legally valid, your landlord must:
- Give you at least 2 months’ written notice before the increase takes effect
- Use the correct prescribed form — Form 4 (Notice of Rent Increase)
- Only increase rent once in any 12-month period
- Propose a rent that is no higher than the market rate for a comparable property in your area
If your landlord skips any of these steps — or uses an informal method like a text message or verbal conversation — the increase is not legally enforceable. You are not obliged to pay it.
What “market rate” actually means
The law says the new rent must not exceed the open market rent for the property. This is the rent a willing landlord and willing tenant would agree to for a comparable property in the same area, on the open market.
This matters because it means your landlord cannot simply invent a figure. If they’re proposing a rent well above what similar properties in your street or neighbourhood are going for, that’s challengeable.
How to challenge a rent increase
If you receive a Form 4 notice and believe the proposed rent is above market rate, you have the right to refer it to the First-tier Tribunal (Property Chamber) — completely free of charge.
You must apply to the FTT before the proposed increase takes effect. Once you apply, the increase is paused until the tribunal makes its decision.
The tribunal will assess what the open market rent should be and set that as the new rent. Importantly, the tribunal cannot set the rent higher than what your landlord proposed — so you have nothing to lose by applying.
Steps to challenge:
To challenge the increase, you’ll need to gather evidence of comparable rents in your area and submit an application to the First-tier Tribunal before the proposed increase date — it’s free and no solicitor is needed. Members get a full FTT application guidance pack and comparable rent evidence template to walk you through the process.
What your landlord cannot do
- Raise your rent more than once in any 12-month period
- Use a rent review clause in your tenancy agreement to bypass the Form 4 process
- Evict you for referring a rent increase to the tribunal — this is classed as retaliatory eviction and is unlawful under the RRA 2025
- Demand a rent increase informally (by text, email, or verbally) and expect it to be legally binding
- Set a new rent above the open market rate
If you can’t afford the increase
Even if the proposed rent is technically at market rate, if you’re struggling to afford it, there are still options:
- Negotiate directly — landlords often prefer a reliable tenant at a slightly lower rent over the uncertainty and cost of finding someone new. Put your track record in writing.
- Check your benefit entitlement — Local Housing Allowance (LHA) rates are set per area. If you’re on Universal Credit or Housing Benefit, check whether your entitlement has kept pace with local rents.
- Contact your council — if an unaffordable rent increase would make you homeless, your council has a duty to help you before that happens under the Homelessness Reduction Act.
Key dates and notice periods
| Situation | Notice required |
|---|---|
| Standard rent increase | Minimum 2 months’ written notice (Form 4) |
| How often rent can increase | Maximum once every 12 months |
| Deadline to refer to FTT | Before the proposed increase date |
| FTT decision timeline | Typically 6–10 weeks from application |
🔒 Members Only — Rent Increase Templates
Members get access to:
- Formal written response letter to a rent increase notice
- FTT application guidance pack and evidence checklist
- Comparable rent evidence template (ready to submit to tribunal)
- Negotiation letter to landlord (requesting a lower increase)