How often London rents increase changed fundamentally on 1 May 2026 when the Renters’ Rights Act 2025 came into force. Before that date, landlords had more flexibility — rent increases could be built into tenancy contracts as automatic annual clauses, or agreed informally between landlord and tenant. From 1 May 2026, there is one process for all rent increases in the private residential sector, and it is stricter and more standardised than what came before.
The simple answer to how often London rents can increase is: once per year maximum, with a minimum of two months’ written notice, using a formal Section 13 notice. No more contractual clauses that automatically raise rent. No more informal agreements. One statutory process, one notice period, one annual maximum.
The Old System (Before 1 May 2026)
Before the Renters’ Rights Act came into force, rent increases in London’s private rented sector worked in several different ways depending on whether the tenancy was in a fixed term or had become periodic.
During a fixed term — typically six or twelve months — the rent was fixed at the agreed level. If the tenancy agreement included a rent review clause, increases could happen as stated in the contract. Once the fixed term ended and the tenancy became periodic (rolling month to month), landlords could use a Section 13 notice to raise rent — but typically only once every twelve months, and with only one month’s notice under the previous rules.
The gaps in this system were the contractual clauses — landlords could insert automatic annual increase provisions into new tenancy agreements that bypassed the Section 13 process entirely. These clauses were enforceable and meant that rent could rise without the formal notice process that provides tenant protection.
The New System from 1 May 2026
From 1 May 2026, the Renters’ Rights Act simplifies and standardises this. The key changes:
- All tenancies are now periodic (monthly rolling) from the outset — there are no more fixed-term ASTs
- Rent can only be increased once per year — specifically, no increase can take effect until at least 52 weeks after the last increase, or 52 weeks after the tenancy began for a new tenancy
- All increases must use the formal Section 13 process — contractual rent review clauses and automatic annual hike provisions are unenforceable from 1 May 2026
- Two months’ minimum written notice is required before a rent increase takes effect — double the previous one-month requirement
- The new rent must begin on the same day of the month the tenancy started — not any other date chosen by the landlord
- Tenants can challenge increases at the First-tier Tribunal if they believe the proposed rent exceeds the open market rate
How the Section 13 Process Works in Practice
A Section 13 notice is the formal legal method for increasing rent in the private rented sector. From 1 May 2026, it is the only method available to private landlords in England.
The process works as follows:
The landlord serves a Section 13 notice in writing — either using the official form (Form 4A) or a letter containing the same required information. The notice must specify the new proposed rent and the date from which it will take effect. That date must be at least two months after the notice is served and must fall on the same day of the month that the tenancy began.
For example, if a tenancy started on the 15th of the month and the landlord wants to increase rent from 15 September 2026, the Section 13 notice must be served no later than 15 July 2026.
If the tenant does not respond or dispute the notice, the new rent takes effect automatically on the start date. The tenant does not need to actively agree — silence is acceptance. The tenant should update their standing order to the new amount before the start date.
If the tenant believes the proposed rent exceeds the open market rate — what could reasonably be achieved if the property were re-let under current market conditions — they can apply to the First-tier Property Tribunal to determine a fair amount. The tribunal can confirm the landlord’s proposed rent, set a lower rent, or in theory set a higher rent — though the last scenario is rare. Importantly, the tenant is not required to agree or even to respond to the Section 13 notice. They can simply apply to the tribunal if they dispute it.
How Much Have London Rents Been Rising?
Understanding the legal framework for rent increases is one part of the picture. Understanding the actual rental market trajectory is the other.
Average London rents reached £2,280 per month in March 2026 — up 1.7% year-on-year. This represents a significant slowdown from the 5 to 8% annual increases of 2022 and 2023, reflecting a combination of reduced demand growth as affordability constraints have compressed the tenant pool, and the first signs of improved supply in some outer London boroughs.
Outside Greater London, average advertised rents ended Q1 2026 at £1,370 per month — the first time rents stayed the same quarter-on-quarter since 2017, with annual growth of just 1.6% — the lowest since 2018.
Average UK private rents rose 5.5% in the year to October 2025. The trajectory going into 2026 is one of decelerating growth — the market has absorbed the post-pandemic and cost-of-living surge and is settling toward lower annual increases.
For tenants, this means the threat of large annual rent increases is diminishing compared to 2022 to 2024. For landlords, it means the Section 13 process, with its two-month notice requirement and tribunal challenge right, now operates in a market where significant above-market increases are increasingly unlikely to be sustained if challenged.
For current Shelter guidance on rent increases and Section 13 notices, check: Shelter — rent increases on a periodic tenancy
What Rent Cannot Increase in the First Year
One of the most important protections in the new system: rent cannot increase at all in the first year of a tenancy. The date of the proposed rent increase must not be any earlier than 52 weeks after the tenancy began. A new tenant who signs an agreement in June 2026 cannot receive a Section 13 rent increase notice taking effect before June 2027 at the earliest.
This is a significant change from the previous system, where landlords could build annual increases into fixed-term contracts from the outset.
Read also- can I rent a London flat from abroad
What Tenants Should Know
The practical implications for London tenants from 1 May 2026:
- Your landlord can raise your rent maximum once per year
- They must give you at least two months’ written notice using the statutory Section 13 process
- No increase can take effect until at least 12 months into your tenancy
- Any informal request to increase rent, any contract clause that raises rent automatically, or any rent increase without a formal Section 13 notice is unenforceable
- You can challenge any increase you believe is above market rate at the First-tier Tribunal — this costs nothing to initiate and you are not required to have agreed or responded to the notice to apply
- Rental bidding and large upfront rent payments are banned — advertised rents must be the actual asking price
For GOV.UK guidance on the Renters’ Rights Act 2025, check: GOV.UK — Renters’ Rights Act
Conclusion
From 1 May 2026, London rents can increase a maximum of once per year, using only the Section 13 formal notice process, with a minimum of two months’ written notice, not taking effect within the first 52 weeks of a tenancy. Contractual rent review clauses and automatic annual increases are abolished. Tenants can challenge any increase they believe exceeds the market rate at the First-tier Tribunal at no cost. Average London rent growth has slowed to approximately 1.7% year-on-year as of March 2026, down from the 5 to 8% peaks of 2022 to 2024.
Frequently Asked Questions
Can a tenant challenge a rent increase in London?
Yes — if a tenant believes the proposed rent increase exceeds the open market rate, they can apply to the First-tier Property Tribunal to determine a fair rent. The application is free. The tenant does not need to have agreed or responded to the Section 13 notice to apply. If unchallenged, the new rent takes effect automatically on the start date.
What notice must a London landlord give before increasing rent?
From 1 May 2026, landlords must give at least two months’ written notice before a rent increase takes effect, using a formal Section 13 notice. The previous requirement was one month. The notice must specify the new rent, the start date, and that start date must fall on the same day of the month the tenancy began.
Can a London landlord raise rent automatically under a tenancy clause?
No — from 1 May 2026, contractual rent review clauses and automatic annual increase provisions are unenforceable. All rent increases must use the statutory Section 13 process. Any contract clause purporting to raise rent automatically without a formal notice is invalid under the Renters’ Rights Act 2025.
