Renters’ Rights Act 2025: what changed for rent increases

The Renters’ Rights Act 2025 changed the rent increase landscape for private rented homes in England. From 1 May 2026, rent increases are more clearly tied to the open market rent and the section 13 process.

For tenants, the key change is that proposed increases can be challenged if they are above market rent. For landlords, the key point is that increases need to be properly served and supportable by evidence.

Check your rent increase for free with the UpRently Rent Rise Checker.

The main rent increase changes

GOV.UK guidance says landlords can only increase rent once a year and not in the first 12 months of a new tenancy. They must use Form 4A and give at least two months’ notice.

Form 4A is officially called “Landlord’s notice proposing a new rent for assured tenancies in the private rented sector”. It is the private rented sector notice used to propose a new rent.

The Act also changed the risk position for challenged increases. For a challenged proposed rent, the tribunal cannot set the rent higher than the landlord’s proposed amount. It can set a lower amount if the open market rent is lower, or confirm the proposed amount.

What this means for tenants

If you receive a rent increase notice, you should check three things.

First, understand what the landlord is proposing. Look at the current rent, proposed rent and date the new rent would start.

Second, check whether the proposed rent appears above open market rent. That means comparing it with similar local homes. Do not rely only on the percentage increase.

Third, act before the deadline if you want to use the official market rent process. The application must be made before the proposed new rent starts.

The law change does not mean every increase is unfair. It means tenants have a clearer route to challenge proposed rents that appear above market.

What this means for landlords

Landlords need to be more deliberate.

A fair increase should be based on current market evidence before notice is served. If the proposed rent is challenged, the tribunal will look at the open market rent.

This means landlords should keep a record of how the proposed rent was reached. Comparable rents should be relevant, recent and similar. The evidence should not be cherry-picked from the highest available listings.

Landlords should also communicate clearly. A tenant may be more likely to understand a rent increase if they can see how it was calculated.

Why comparable evidence is now central

The Act makes the market rent question more important. Both tenants and landlords need to understand comparable evidence.

A comparable is useful when it helps show what a similar home might rent for. It should be close enough in property type, bedrooms, location, condition and included costs.

This is where Rightmove, Zoopla and other property listings can help, but they do not solve the full problem. They show listings. They do not always tell you which examples are genuinely comparable, how much confidence to place in the evidence or how to organise it.

UpRently sits in that gap. It focuses specifically on rent increases and local comparable evidence.

What has not changed

UpRently does not replace official guidance. If you are unsure about your rights, tenancy type, notice validity or deadline, use GOV.UK and get advice.

The official process still matters. Form 4A, MR1, the application fee and Help with Fees all remain separate parts of the journey.

The evidence question also remains practical. A strong result depends on whether suitable comparable data is available. Some areas and property types will have limited data.

How UpRently helps

The UpRently Rent Rise Checker helps tenants and landlords compare a proposed rent with local market evidence.

Tenant mode asks whether a proposed increase looks fair. Landlord mode asks whether a proposed increase looks supportable. The same evidence engine supports both.

The Evidence Pack gives a structured record of comparables, methodology and summary. It can help tenants understand their position and help landlords evidence their reasoning.

UpRently does not give legal advice or guarantee outcomes. It makes the evidence side easier to understand.

What to read next

• Can my landlord increase my rent?
• What to do if your landlord gives you a Form 4A rent increase notice
• How landlords can propose a fair rent increase in England
• Can the tribunal increase your rent above the landlord’s proposal?
• How to check market rent for a private rented home in England