The private rented sector is entering a period of major reform. From 1 May 2026, the Renters’ Rights Act will introduce some of the most significant changes landlords have seen in a generation, reshaping how tenancies are managed, ended and regulated.
These reforms aim to bring greater clarity, consistency and fairness to rent setting. For responsible landlords, this creates a more structured framework – and with the right advice, there is plenty of time to prepare.
Below, we explain what is changing, what it means for you, and how we can help.
What’s changing from 1 May 2026
From this date
- Rent can only be increased once every 12 months during a tenancy
- A minimum of two months’ notice must be given
- Any increase must reflect the true market rent
- Landlords must use the Section 13 process for all rent increases
- All rent review clauses in tenancy agreements will become invalid
If a tenant believes a proposed increase is higher than market value, they will be able to challenge it through the First-tier Tribunal, which will determine what the correct market rent should be.
Our view
Fair, market-led rent setting has always been central to our approach.
With annual rent increases now standardised, landlords who work with experienced, knowledgeable agents are likely to benefit from more stable tenancies and fewer disputes. Accurate pricing, supported by strong market evidence, will be more important than ever.
Speak to us to find out how we ensure rents are positioned correctly and supported by robust local data.
How we can help
Would you like confidence that your rent increases are compliant and defensible?
We manage the entire rent review process on your behalf, including:
- Market rent assessments
- Preparation and service of Section 13 notices
- Clear communication with tenants
- Full record keeping for compliance and audit purposes
Planning ahead of May 2026?
If you are considering a rent review before the new rules take effect, or would like help setting market-accurate rents and managing notices correctly, our team can support you every step of the way.
Contact us to protect your rental income and approach rent increases with confidence.
FAQs
Q. Should I increase my tenant’s rent to market value now, before 1 May 2026?
A. We would not recommend increasing rent above 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 tenant disputes the increase, what rent will be paid during the tribunal process?
A. If a rent increase is challenged, the tenant will continue paying 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 market rents fall? Will I have to reduce the rent?
A. No. Landlords are not required to reduce rent if market levels decrease. However, any proposed increase must be justified at the time it is made and reflect prevailing market conditions.
Q. Can I increase the rent between tenancies within a year?
A. The restriction applies to rent increases during an active tenancy. If a tenant moves out and the property is re-let, the rent can be set at a higher level, provided it can be justified as being in line with the market rate.
Need advice for your specific situation?
The new legislation will affect landlords differently depending on property type, tenancy structure and future plans
If you would like tailored guidance, our team would be happy to discuss your circumstances and provide clear, practical advice.
Please get in touch for a confidential conversation.
