Rent Increase Notice Calculator (2026)
Since 1 May 2026, a private landlord in England can only raise the rent with a section 13 notice, once a year, with at least two months' notice. Enter the dates to see the earliest date a new rent can start and the deadline for challenging it. Covers England in detail, with the rules for Scotland, Wales and Northern Ireland.
Earliest date the new rent can start
Tue, 15 December 2026
the start of a rent period · estimate only
Two months' notice: not before Tue, 1 December 2026.
Once a year: not before Sat, 14 March 2026 (52 weeks after the tenancy began).
Start of a period: the new rent must start at the beginning of a rent period, so the first one on or after Tue, 1 December 2026 is Tue, 15 December 2026.
Challenging it: the tribunal must receive the tenant's application before the start date given in the notice (by Mon, 14 December 2026 if the notice uses this earliest date). The notice must be on Form 4A.
How Rent Increases Work in England
Under section 13 of the Housing Act 1988, as changed by the Renters' Rights Act 2025, a private landlord proposes a new rent by serving Form 4A. The new rent can only start at the beginning of a rent period, and that period must begin:
- at least two months after the notice is served; and
- at least 52 weeks after the tenancy's first rent period began, if the rent has not been increased before; or
- at least 52 weeks after the last increase took effect (53 weeks in some cases, so that increase dates do not drift earlier each year).
Since 1 May 2026, rent review clauses in tenancy agreements no longer have effect, and the rent can only go up by a section 13 notice, a tribunal decision or an agreement for a lower increase. If the rent was raised under such a clause before 1 May 2026, a new notice cannot take effect within 52 weeks of that increase.
Worked example. A tenancy began on 15 March 2025 with rent paid monthly on the 15th, and the rent has never been increased. A notice served on 1 October 2026 cannot take effect before 1 December 2026 (two months), and the 52-week limit has already passed, so the new rent can start on 15 December 2026, the next rent day.
Challenging a Rent Increase
A tenant who thinks the proposed rent is above the open-market rent can apply to the First-tier Tribunal (Property Chamber); the tribunal must receive the application before the start date given in the notice. The tenant does not have to pay the new rent until the tribunal decides. The landlord and tenant can also agree a lower figure. See our rent increase guide for how the tribunal decides, and the Renters' Rights Act guide for the other changes. Free advice is available from Shelter and Citizens Advice.
Scotland, Wales and Northern Ireland
Scotland (private residential tenancies): at least 3 months' notice, no more than one increase in 12 months, and the tenant can refer it to a rent officer within 21 days (30 days from 1 April 2027). See our Scotland rent increase guide. Wales (periodic standard occupation contracts): at least 2 months' notice; after the first increase, no more than once a year. Northern Ireland (private tenancies): at least 3 months' written notice, no more than once in 12 months.
The calculator does not cover housing association or council tenancies, fixed-rate agreements between landlord and tenant, or whether a proposed rent is reasonable.
Frequently Asked Questions
How much notice does a landlord need to give for a rent increase in England?
At least two months, using Form 4A, and the new rent must start at the beginning of a rent period. The rent can only be increased once every 52 weeks (occasionally 53).
Can my landlord increase the rent in the first year?
No. A section 13 increase cannot take effect until at least 52 weeks after the tenancy’s first rent period began.
Is there a limit on how much the rent can go up?
There is no fixed cap in England, but a tenant can ask the First-tier Tribunal to decide the open-market rent before the increase starts. The tribunal decides the open-market rent, but the tenant will not have to pay more than the landlord proposed.
Does this tool store or send my information anywhere?
No. Everything runs in your browser. Nothing you enter is saved or sent anywhere.
Checked on 26 September 2026 against the Housing Act 1988 section 13 as amended by the Renters' Rights Act 2025 (in force 1 May 2026 for private tenancies) and the Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026. This is general information, not legal advice, and RecordingLaw.com is not affiliated with any government body.
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