The private rented sector (PRS) is entering a period of significant reform. From May 2026, the Renters’ Rights Act will introduce some of the most wide-ranging changes landlords have seen in a generation, reshaping how tenancies are managed, ended and regulated. These changes bring greater clarity, structure and consistency for responsible landlords and our experienced team can help you prepare well in advance.
Read on for our in-depth analysis of this specific change, and find out how we can help you navigate it.
What’s changing from the 1st May 2026:
Rents can be increased only once every 12 months with 2 months’ notice and must match the true market rent. Landlords must use the Section 13 process for any rent increase, and all rent-review clauses will become invalid. If a tenant believes the proposed rent increase exceeds market rate, they can then challenge this at the First-tier Tribunal, who will determine what the market rent should be.
Our view:
Fair, market-led rent setting has always been at the core of our approach.
With annual increases now standardised, landlords who work with knowledgeable agents will benefit from smoother tenancies and fewer challenges. Speak to us to find out how we ensure your rents are positioned correctly and supported by robust market data.
How we can help:
Want confidence that your rent increases are compliant and defensible?
We manage the entire rent review process on your behalf, from market analysis and Section 13 notices to tenant communication and record keeping.
Planning your next rent review ahead of May 2026?
If you’d like support setting market-accurate rents, managing notices or ensuring full compliance, please contact our team. We’d be happy to help you protect your income and manage rent increases with confidence.
FAQs
Q. Should I put my tenants' rent up to the market value now, before the 1st May?
A. We would not recommend increasing rent above the current market value. However, where appropriate, a rent increase can still be considered. Any increase should be fair, evidence-based, and aligned with local market conditions to reduce the risk of disputes and ensure compliance with the new rules.
Q. If my tenants dispute the rent increase, what rent will be paid to me during the tribunal process?
A. If a rent increase is challenged, the tenant will continue to pay the existing rent while the tribunal considers the case. Once a decision is made, any approved increase will apply from the date set by the tribunal.
Q. What if the market rent comes down? Will I be forced to decrease the rent?
A. In short, no. Landlords are not required to reduce rent if market levels fall. However, rent increases must be justified at the time they are proposed and reflect the prevailing market conditions.
Q. Can I increase the rent between tenancies within a year, or am I restricted to one increase per year?
A. Under the new rules, rent can only be increased once every 12 months during a tenancy. If the tenant moves out and the property is re-let, the landlord may increase the rent further, as long as it can be justified as being in line with the market rate.
Have a question about your specific situation?
The new legislation affects landlords differently depending on their property type, tenancy structure and future plans. Our team is happy to talk through your circumstances and provide clear, practical guidance. Get in touch for a confidential discussion.