Under the reformed rules in England, private landlords can usually only raise the rent once a year using a formal section 13 notice. You have the right to challenge an increase you think is above the market rate. This guide helps you check the notice, weigh up your options and act before the new rent starts.
Step by step
Check the notice is in the right form
Look at whether the landlord has used the formal notice and whether it gives at least two months' warning. Check the date the new rent is meant to start and when the rent was last increased. If anything looks wrong, ask Shelter or Citizens Advice whether the notice is valid.
Work out what the new rent means for your budget
Calculate the monthly and yearly difference and see how it fits with your income and other bills. This helps you decide whether to accept, negotiate, challenge or plan to move. If it would cause hardship, speak to Citizens Advice or MoneyHelper about budgeting and any help you may be entitled to.
Compare similar homes nearby
Look at current adverts for properties with the same number of bedrooms, similar condition and in a similar area. Save screenshots with dates and prices. Note anything about your home that affects its value, such as outstanding repairs or dated fittings.
Talk to your landlord
Write to your landlord explaining your evidence and suggesting a figure you think is fair. Many landlords prefer to keep a reliable tenant rather than risk an empty property. Keep the conversation polite and put any agreement in writing.
Decide whether to apply to the tribunal
If you cannot agree, you can apply to the First-tier Tribunal (Property Chamber) before the new rent is due to start. The tribunal decides the market rent and cannot set it higher than the landlord proposed. Check the current application process on GOV.UK and get advice if you are unsure.
Keep paying and keep records
Continue paying your current rent on time while the process runs, and keep copies of the notice, your evidence and all correspondence. If the tribunal sets a new rent, it normally applies from the date of its decision. Update your budget once the outcome is known.
Ready-to-use checklist
- Section 13 notice and its dates checked
- Date of last rent increase confirmed
- Budget impact calculated
- Dated screenshots of comparable local rents saved
- List of outstanding repairs or condition issues prepared
- Written response sent to landlord
- Tribunal deadline noted in your calendar
Practical tips
- Compare like with like: same size, similar condition and similar location give the most convincing evidence.
- Photos of disrepair can support your case that the rent should be lower.
- Get advice before applying so you understand what the tribunal will consider.
Common problems
My landlord just emailed a new rent without a formal notice.
Under the reformed rules, increases should normally follow the formal section 13 process. Reply asking for the correct notice and get advice from Shelter or Citizens Advice if the landlord insists.
I am worried challenging the rent will lead to eviction.
Landlords can only end a tenancy using a legal ground and a court process, and section 21 has ended. If you receive any notice after challenging, get advice immediately.
I cannot find similar properties to compare.
Widen the search slightly by area or size and explain the differences. The tribunal uses its own knowledge of local rents, but your evidence still helps.