Short answer: no. Since 1 May 2026, your rent can only be increased once every 12 months, using the correct legal process. A second increase within that period isn’t valid — whatever reason your landlord gives.
What the law actually says
Since the Renters’ Rights Act 2025 came into force, the only lawful way for a landlord to increase rent on an assured periodic tenancy is by serving a Section 13 notice on the prescribed Form 4A. This replaced the old rules that allowed rent review clauses, informal agreements, or renewal-based increases.
Two of the key protections that come with this process:
- A minimum two months’ written notice before any increase takes effect (doubled from one month under the old rules)
- No more than one increase in any 12-month period
Both are mandatory — a landlord can’t shorten the notice period or increase more frequently because your tenancy agreement says something different, or because they say the first increase “didn’t count.”
How the 12-month gap is actually measured
This trips a lot of people up: the 12-month gap runs from the date the previous increase took effect, not from when notice was served, and not from the start of your tenancy. So if your rent went up on 1 March, your landlord can’t serve a new Section 13 notice with an effective date earlier than 1 March the following year — even if they serve the notice itself several months in advance.
What doesn’t matter
- Your landlord saying the first increase was “informal” or “just a heads up,” so it doesn’t count. If a rent increase actually took effect — you started paying the higher amount — it counts toward the 12-month gap, regardless of how it was communicated.
- A rent review clause in your tenancy agreement. These became void from 1 May 2026. Your landlord can’t rely on a clause to increase rent outside the Section 13 process, no matter how clearly it’s written into your agreement.
- Your landlord citing rising costs, a new mortgage rate, or market conditions. These might be genuine reasons for wanting an increase, but they don’t override the once-per-12-months rule. A second increase within the period isn’t valid even if the market justification is real.
- The wording “since your last review” instead of “since your last increase.” What matters is when the rent actually changed, not what the notice calls the process.
What to do if your landlord tries to increase rent twice in a year
- Check the effective date of your last increase, not the date notice was served — this is the date the 12-month clock actually starts from
- Write to your landlord formally, pointing out the date of the last increase and that a further increase within 12 months isn’t permitted under the Renters’ Rights Act 2025
- Continue paying your current rent — an invalid Section 13 notice has no legal effect, so you’re not obligated to pay the higher amount
- If your landlord disputes this or won’t back down, you can apply to the First-tier Tribunal, which can confirm the increase isn’t valid — this is free and doesn’t require a solicitor
Frequently asked questions
Does the 12-month rule apply if I moved to a new tenancy agreement partway through the year? The rule applies to rent increases on the ongoing periodic tenancy, not to when paperwork was signed. If your tenancy has simply continued (including converting from a fixed term to a periodic tenancy), the 12-month gap still runs from your last actual increase.
What if my landlord increased the rent before 1 May 2026 and wants to increase it again now? The new rules apply from 1 May 2026 onwards. If your last increase took effect before that date, the 12-month gap is still measured from that increase date — it doesn’t reset just because the law changed.
Can I agree to a second increase if I want to, even though it’s not required? You can agree to pay more voluntarily, but you’re not obliged to, and an informal agreement outside the Section 13 process has no legal effect if you later want to dispute it.
What happens if I already started paying the second increase before realising it wasn’t valid? You may be able to reclaim the difference. Speak to your deposit or tenancy adviser, or raise it with the First-tier Tribunal.
Received a Section 13 notice and not sure if it’s valid? [See our full guide on rent increased without proper notice].