The short answer
There's no fixed legal cap on how much a landlord can ask for at a rent review. But the Renters' Rights Act 2024 reshaped the framework — and the practical answer for most tenants in England is that a landlord can ask, but you have real ways to push back.
How rent rises happen post-RRA 2024
With the abolition of assured shorthold tenancies and the Section 21 no-fault eviction regime under the Renters' Rights Act 2024, the rent-increase landscape is now more standardised. Two main routes remain:
1. Section 13 notice (the main route)
For most assured periodic tenancies in England, a landlord wanting to raise rent uses a Section 13 notice under the Housing Act 1988 (as amended by RRA 2024). The minimum notice is 2 months, and a Section 13 can only be used once in any 12-month period. You can object by applying to the First-tier Tribunal (Property Chamber) before the new rent is due to take effect — and crucially, the tribunal can only confirm or reduce the rent, not increase it beyond what was proposed.
2. A pre-existing rent review clause
Some older tenancy agreements contain a rent review clause (often CPI- or RPI-linked). Whether such a clause remains enforceable, and on what terms, depends on the tenancy and how RRA 2024 commencement regulations apply to it. If your landlord is relying on a clause rather than Section 13, take advice before agreeing or refusing.
What does “market rate” mean here?
At a tribunal, the standard isn't what the landlord wants to charge — it's what a willing tenant and willing landlord would agree on the open market for a similar property in the area. The tribunal looks at recent comparable lettings, the condition of the property and any disrepair.
Our market rent checker compares your figures to the lower quartile, median and upper quartile of local rents for similar properties — so you can see if a proposed increase is sitting in or above the typical range.
What you can do
- Don't panic. A high proposed rent isn't automatically lawful or final.
- Run a check. Compare to local market data using the free RentCharter rent checker.
- Get advice. Free guidance is available from Shelter and Citizens Advice.
- Document the property. Photograph any disrepair, dampness or safety issues — these matter at tribunal.
- Consider negotiating first. A polite letter with comparable evidence often opens a productive conversation.
Frequently asked questions
Is there a legal cap on rent increases in England?
No fixed numerical cap, but the Renters' Rights Act 2024 reshaped the framework. Increases on most tenancies now go through Section 13 only, can only happen once every 12 months, and can be challenged at the First-tier Tribunal — which under RRA 2024 can only confirm the proposed rent or set a lower figure.
Can my landlord just raise the rent to whatever they want?
No. Even without a numerical cap, Section 13's procedural rules and the tribunal's ability to determine a lower open-market rent both act as real checks on excessive increases.
What if my rent is already above market rate?
If you receive a Section 13 notice you can apply to the First-tier Tribunal before the new rent date. The tribunal will determine an open-market rent, which under RRA 2024 may be lower than the proposed amount — but cannot be higher.