Rent increases are becoming more structured and formalised.
When the Renters’ Rights Act 2025 takes effect on 1 May 2026, landlords will need to follow the statutory Section 13 procedure under the Housing Act 1988 when increasing rent during an ongoing periodic tenancy. Contractual rent review clauses will no longer apply.
Understanding the timelines, evidence requirements and common administrative errors will be essential before serving notice.
Related: What the New Possession Grounds from May 2026 Mean for Landlords
What is a Section 13 notice?
A Section 13 notice is the formal legal mechanism used to propose a rent increase during a periodic tenancy. It sets out the new proposed rent and the date it is intended to take effect.
From 1 May 2026, landlords will need to use this statutory route when increasing rent during an ongoing periodic tenancy under the new framework.
The notice must be completed correctly and properly served. If it is not, the proposed increase may not take effect.
Key timelines landlords must follow
Once the correct mechanism is understood, timing becomes the next critical factor.
Under the Section 13 procedure, landlords will need to:
- Give the correct minimum notice period
- Ensure that rent is generally increased no more than once in 12 months
- Specify the date on which the new rent is to begin
Timing errors are among the most common reasons increases are challenged or delayed.
If the notice period is incorrect, or if the increase falls within 12 months of a previous rise, the notice may be invalid.
The importance of market evidence
Process alone is not enough. The proposed amount must also be justifiable.
A Section 13 notice does not allow a landlord to set any figure arbitrarily. The proposed rent must reflect local market conditions at the time of review.
Tenants retain the right to challenge an increase if they believe it exceeds market value. If reviewed, the assessment will consider comparable local properties and prevailing rents.
This makes supporting evidence critical. Comparable listings, recently agreed rents, and an understanding of local demand will all help demonstrate that the proposed figure is reasonable.
Common mistakes that invalidate increases
While the Section 13 procedure is straightforward in principle, errors can undermine it and lead to delay or dispute. Common issues include:
- Serving the wrong form or incomplete documentation
- Miscalculating the notice period
- Attempting to increase rent more than once within 12 months
- Setting a start date that conflicts with the tenancy terms
- Proposing a figure unsupported by local market evidence
Even small administrative mistakes can invalidate the notice and require the process to begin again.
The role of local councils and enforcement
The Renters’ Rights Act 2025 will strengthen the role of local councils in overseeing compliance within the private rented sector. If landlords attempt to rely on prohibited contractual clauses or bypass the statutory process, local councils will have powers to investigate and take action.
Accurate documentation and correct procedure will therefore be increasingly important.
Taking a structured approach from 1 May 2026
Section 13 is not designed to prevent rent increases. It is intended to ensure they are implemented transparently and fairly.
From 1 May 2026, landlords will benefit from:
- Tracking tenancy timelines carefully
- Preparing supporting evidence before serving notice
- Double-checking notice periods and effective dates
- Keeping clear records of service
Hunters supports landlords in preparing and serving Section 13 notices correctly, helping to ensure increases are valid, defensible and properly implemented.
If you are considering a rent review, your local Hunters branch can guide you through the process clearly and help you avoid procedural errors.
