The headline
Tenants in England do not have a fixed numerical cap on rent increases — but the Renters' Rights Act 2024 substantially strengthened your position. The most important changes for renters are:
- Section 21 “no-fault” eviction has been abolished.
- Assured shorthold tenancies have been replaced by a single assured periodic tenancy.
- Rent increases must now go through Section 13 (with 2 months' notice, once per year).
- The First-tier Tribunal can no longer set a rent higher than the landlord proposed — only confirm or reduce.
Your tenancy under RRA 2024
Most private renters in England are now on an assured periodic tenancy. There is no fixed term and no “periodic vs fixed” distinction to worry about — the tenancy continues until you give notice or the landlord serves a valid possession ground.
Pre-existing assured shorthold tenancies were converted to assured periodic tenancies on commencement. If you signed your contract before the RRA 2024 came into force, your underlying tenancy form will normally have changed automatically — even if the paper version you have still says “AST”.
The procedure for a Section 13 increase
- The landlord serves a Section 13 notice on the current prescribed form (see gov.uk).
- The notice must give at least 2 months before the new rent starts, and at least 12 months must have passed since the last increase.
- You either accept, negotiate, or apply to the First-tier Tribunal before the new rent date.
- The tribunal can confirm the proposed rent or set a lower figure. The new rent isn't backdated, and the tribunal can defer the start by up to 2 months in cases of undue hardship.
Our Section 13 checker walks you through whether the proposed rent looks above market and what evidence to gather.
Section 21 abolition
Section 21 of the Housing Act 1988 — the “no-fault” eviction route — has been abolished under the Renters' Rights Act 2024. A landlord wanting to recover possession of their property now has to rely on one of the grounds in Section 8 of the Housing Act, each of which requires a specific reason (e.g. rent arrears, anti-social behaviour, intention to sell).
Crucially, challenging a rent increase is not a Section 8 ground. Tenants should not be deterred from referring a Section 13 to the tribunal out of fear of retaliatory eviction — the legal route for that fear has been closed.
Where to get help
- Shelter — free housing advice helpline and webchat.
- Citizens Advice — local in-person and phone support.
- gov.uk — official guidance and the current prescribed forms.
- Your local council's housing or environmental health team — especially if disrepair is involved.
- A solicitor or law centre if your case is complex.
Frequently asked questions
How often can my landlord raise the rent in England?
Under the Renters' Rights Act 2024, a landlord can normally only use a Section 13 notice once in any 12-month period, and must give at least 2 months' notice. Rent-review clauses in older tenancies may or may not still be enforceable — check with Shelter or a solicitor.
Do I have to agree to a rent increase?
You don't automatically have to agree. If your landlord uses a Section 13 notice and you object, you can apply to the First-tier Tribunal before the new rent date. Under RRA 2024 the tribunal can only confirm the proposed rent or set a lower figure — it cannot exceed what was proposed.
Can I be evicted for refusing a rent increase?
Section 21 'no-fault' eviction has been abolished under the Renters' Rights Act 2024. A landlord wishing to recover possession now has to rely on one of the statutory grounds in Section 8. None of those grounds is 'the tenant challenged a rent increase'.
What kind of tenancy do I have under RRA 2024?
Assured shorthold tenancies (ASTs) have been abolished. Most private renters in England are now on an 'assured periodic tenancy' — a single, open-ended tenancy with statutory protections, including the new Section 13 regime for rent increases.