20 May 2026 · 5 min read
How to Challenge a Rent Increase in England (2026 Guide)
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 20 May 2026.
Under the Renters Rights Act 2025, landlords in England face clear limits on how and when they can raise your rent. If you think a proposed increase is too high, you have the right to challenge it. This is a step by step guide based on official GOV.UK guidance.
Step 1: Check the increase follows the rules
Since 1 May 2026, a landlord can only increase the rent once in any twelve month period. They must use the official process by serving a Section 13 notice, which gives you at least two months notice before the new rent starts. If your landlord tries to raise the rent more often than once a year, or relies on a clause in an old contract, the increase may not be valid. Check the dates and the paperwork carefully.
Step 2: Compare the new rent to the market
The key test is whether the new rent is in line with what similar properties in your area actually let for. Look at current listings for comparable homes nearby, noting size, condition, and location. Save screenshots and make a list. This evidence will support your case if you decide to challenge.
Step 3: Try talking to your landlord first
Sometimes a simple conversation resolves the issue. Put your concerns in writing, explain that the proposed rent is above the local market rate, and share a few examples. A landlord who knows you could win at tribunal may agree to a lower figure rather than risk the process.
Step 4: Apply to the First tier Tribunal
If you cannot agree, you can apply to the First tier Tribunal (Property Chamber) to decide a fair rent. You must apply before the date the new rent is due to start, as set out in the Section 13 notice. The application is free, and you do not need a solicitor.
Step 5: Prepare your evidence
The tribunal looks at what the property would reasonably let for on the open market. Bring your list of comparable rents, photographs of any disrepair or poor condition, and a short written summary of why you believe the proposed rent is too high. Be clear and factual.
Step 6: Know the outcome and your protections
Under the new rules, the tribunal cannot set the rent any higher than the amount your landlord asked for. This removes the old risk that challenging could backfire. The tribunal will decide the market rent, and that figure applies going forward. In cases of hardship, the start date can sometimes be deferred.
Get help if you need it
If you are unsure at any stage, Shelter offers free advice on 0808 800 4444, and Citizens Advice can guide you through the tribunal process. Acting promptly matters, because the right to challenge is tied to the notice period. You can also read the official GOV.UK guidance on rent increases.
Challenging an unfair increase is your legal right, and the new rules are designed to make the process safer and fairer for tenants. If your landlord did not use the correct paperwork, read our guide on what to do when a landlord raises the rent without using Form 4A. If you are also worried about eviction, read our guide to Section 21 and what to do if your landlord still tries to remove you. You can also return to the RentingRights homepage for more free guidance.
If you want to check whether your rent increase notice is valid, get a free answer at rentingrights.co.uk, no account needed.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.
Frequently asked questions
- How do I challenge a rent increase in England in 2026?
- First check the increase follows the rules, then compare the new rent to similar local properties. Try talking to your landlord, and if you cannot agree, apply to the First tier Tribunal (Property Chamber) before the date the new rent is due to start. The application is free and you do not need a solicitor.
- Can my landlord raise the rent under the Renters Rights Act 2025?
- Yes, but only once in any twelve month period and only by serving an official Section 13 notice. They cannot rely on a rent increase clause in an old contract.
- How much notice does a landlord have to give for a rent increase?
- A Section 13 notice must give you at least two months notice before the new rent starts. You should challenge it before that start date if you think it is too high.
- Is it free to challenge a rent increase at the tribunal?
- Yes. Applying to the First tier Tribunal (Property Chamber) to decide a fair rent is free, and you do not need to pay for a solicitor to make your case.
- Can the tribunal set my rent higher than my landlord asked for?
- No. Under the Renters Rights Act 2025, the tribunal cannot set the rent any higher than the amount your landlord asked for, which removes the old risk that challenging could backfire.
- How often can a landlord increase the rent in England?
- A landlord can only increase the rent once in any twelve month period, and they must use the correct Section 13 notice process each time.
- What if my landlord did not use the correct form to raise the rent?
- If your landlord did not use the official Form 4A or Section 13 process, the increase may not be valid and you may not have to pay it. Read our guide on what to do when a landlord raises the rent without using Form 4A.