Most renters worry their landlord can keep raising the rent any time the market moves — every six months, twice a year, whenever a fixed term lapses. The Renters' Rights Act 2024 closes the door on that. In England the answer is the same for almost every private tenancy: once every 12 months, and only by following the statutory process.
The short answer
A landlord can increase the rent on a periodic (rolling) tenancy in England once every 12 months, using a Section 13 notice on the prescribed gov.uk form, with at least two months' notice. That's the floor, and there's no way for the landlord to legally compress it.
On a fixed-term tenancy, the landlord generally can't raise the rent at all unless the contract contains a rent-review clause that says they can. By agreement is always possible — but you don't have to agree.
The once-per-12-months rule
Section 13 of the Housing Act 1988 — as amended by the Renters' Rights Act 2024 — limits the use of the statutory rent-increase notice to once in any 12-month period. In practice that means:
- The clock runs from the date the previous increase took effect, not from the date of the notice. A Section 13 increase that took effect on 1 March 2026 means the next valid Section 13 increase can't take effect before 1 March 2027.
- A second notice inside the 12-month window is defective. It doesn't bind you. You don't have to accept it, you don't have to challenge it at tribunal — you can simply continue paying the existing rent.
- The 12-month rule applies per tenancy, not per landlord. Selling the property to a new landlord doesn't reset the clock. (More on this in our piece on what happens when your landlord changes.)
Periodic vs fixed term
Whether the once-a-year rule even applies depends on what kind of tenancy you have:
Periodic tenancy (rolling, month-to-month or week-to-week): Section 13 applies. Once every 12 months, two months' notice, prescribed form. Under the Renters' Rights Act 2024 all new private tenancies are periodic by default, so this is the default world.
Fixed-term tenancy (e.g. a 12-month AST signed pre-RRA 2024): Section 13 generally cannot be used during the fixed term. The rent can only change if:
- The tenancy agreement has an explicit rent-review clause; or
- You sign a written variation agreeing to the new rent.
If neither applies, your rent is locked until the fixed term ends. Once it lapses into a statutory periodic tenancy, Section 13 becomes available — at which point the once-a-year clock starts.
If they try twice in 12 months
Landlords occasionally serve a second Section 13 notice less than 12 months after the first — sometimes by mistake, sometimes hoping the tenant doesn't know the rule. The notice is invalid. You have three good options:
- Reply in writing pointing out the 12-month rule. Most landlords back off once they realise. Use our response template as a starting point.
- Do nothing. A defective notice has no legal effect. You can continue paying the existing rent. (We prefer option 1 — silence sometimes gets misread as agreement.)
- Apply to the First-tier Tribunal. If you've already missed the “just write back” window and the new-rent date is looming, you can apply to the tribunal to determine the rent. The tribunal will refuse to confirm a rent set by a defective notice.
What ‘every year’ really means
“Every year” in landlord-speak often means “every 12 months”. But it can also mean “every April” or “at each anniversary of move-in”. None of those is the legal test. The legal test is whether 12 calendar months have passed since the last Section 13 increase took effect.
Three implications worth knowing:
- If your last increase took effect partway through the year, the next one can't simply align with January 1st — it has to respect the 12-month gap.
- A landlord can serve the notice before the 12-month anniversary, as long as the new-rent date is on or after the anniversary. Some landlords serve early to maximise notice; check both the served date and the new-rent date.
- You can always agree to skip an increase entirely. The 12-month rule is a ceiling on how often the landlord can impose; it isn't a floor that forces an annual review.
Read alongside our pillar piece on how much a landlord can increase rent in 2026, the rules on rent increase notice periods in the UK, and our Section 13 checker for validating a specific notice. If you want a fast sense check on the figure, run a free check at RentCharter.
Frequently asked questions
How often can a landlord increase rent in the UK?
No more than once every 12 months on a periodic (rolling) tenancy in England via the Section 13 statutory route. Under the Renters' Rights Act 2024, all new private tenancies are periodic by default, so the once-a-year limit applies to most renters.
Can my landlord raise the rent every year?
Yes — but only once in any 12-month window, and only by serving a valid Section 13 notice with at least two months' notice. They can't combine 'every year' with 'every six months' or 'whenever the market moves'.
Can my landlord raise the rent twice in one year?
Not via Section 13. A second Section 13 notice served less than 12 months after the first is defective and doesn't put up the rent. The only way a landlord can raise rent more often is if you sign a written agreement to a higher rent — which we don't recommend.
Does the 12-month clock start from the notice or the new-rent date?
From the date the previous Section 13 increase took effect. So if your rent went up under a Section 13 notice on 1 March 2026, the earliest the landlord can serve a fresh Section 13 notice for the next increase is one that takes effect on or after 1 March 2027.
What if my landlord raises the rent during a fixed-term tenancy?
Section 13 generally cannot be used during a fixed-term tenancy. Inside a fixed term, the rent can only change by mutual written agreement or under a specific rent-review clause in the contract. If neither applies, your rent is locked until renewal.