Rent increase notices dropped sharply in the first month after the Renters' Rights Act (RRA) - the legislation overhauling tenancy law in England - came into force. But experts are warning landlords not to read that as good news for the long term.
What the Hamptons Data Shows
Hamptons lettings agency, which analysed figures from its own managed portfolio, found the proportion of tenants receiving rent increase notices fell significantly in the weeks immediately following the RRA taking effect. The agency described the drop as sharp (Property Industry Eye, June 2026).
The explanation is largely procedural. Under the RRA, landlords in England can no longer issue informal rent increases. They must now use the Section 13 process - a statutory mechanism requiring formal written notice of a proposed rent increase, given at least two months before the new rent is due to take effect. Tenants who receive a Section 13 notice have the right to challenge the proposed increase at a First-tier Tribunal (a government body that adjudicates housing disputes), which will then determine whether the amount is reasonable given market rents in the area.
For many landlords, this is new territory. The initial dip in notices most likely reflects a learning curve rather than a genuine softening of rent pressure.
Why Bigger Increases May Follow
The structure of Section 13 creates a strategic incentive that did not exist under the old system. Because the process requires formal notice, a minimum notice period, and the possibility of a tribunal challenge, it carries more administrative weight than a simple letter. In practice, this means landlords are less likely to use it for small, incremental uplifts.
The likely outcome, according to experts cited by Property Industry Eye (June 2026), is that landlords will apply larger increases less frequently rather than modest ones each year. For tenants, that could mean longer periods of stability punctuated by more significant jumps. For landlords, it means getting the increase right first time matters more than it used to.
Understanding your obligations under the RRA is now a core part of managing a lettings portfolio. Our free resources on tenancy law and the Renters' Rights Act are a useful starting point, and you may wish to review your investment strategy in light of the new framework.
What Landlords Should Do Now
The Section 13 process is in force now. Every managed and self-managed landlord in England must use it for any rent review going forward.
You may wish to use the stress test calculator to model the yield impact of different rent review intervals and uplift amounts - particularly if you have been relying on annual incremental increases. Running the numbers now, before your next renewal cycle, will give you a clearer picture of where your portfolio stands.
For operational process and systems, consider reviewing how your lettings administration is set up to handle the two-month notice requirement. Our business and systems resources cover portfolio management frameworks that can be adapted for the new process. If you are uncertain about how to serve a valid Section 13 notice, speak to a qualified lettings solicitor before acting.
Key takeaways
• Rent increase notices fell sharply in England in the first weeks after the Renters' Rights Act took effect, according to Hamptons data (Property Industry Eye, June 2026).
• The Section 13 process requires at least two months' formal written notice before a rent increase can take effect.
• Tenants can challenge a Section 13 notice at a First-tier Tribunal, which decides whether the increase reflects local market rents.
• Experts expect larger, less frequent rent increases as landlords adapt to the new process - rather than small annual uplifts.
